Nevada contract deadlines and disclosures
A quick checklist for Nevada agents, from signed contract to closing. Use it as a starting point: your signed contract always wins.
The contract
Most residential deals use the Residential Purchase Agreement (Nevada REALTORS), published by Nevada REALTORS. Closings are usually handled by an escrow officer.
Typical deadlines
Days are common starting points, not rules. Many are negotiated in every contract.
| Deadline | Typical timing | Note |
|---|---|---|
| Contract fully signed (Effective Date) | When the last party signs (day 0) | |
| Seller's Real Property Disclosure (SRPD) delivered | 5 days after signing | |
| Earnest money delivered | 1 business day after signing | |
| Loan application | 5 days after signing | Only if your contract includes it |
| Due diligence period ends | 10 days after signing | Set in each contract; typical shown |
| Appraisal contingency | 21 days after signing | Set in each contract; typical shown. Only if your contract includes it |
| Financing (loan approval) contingency | 30 days after signing | Set in each contract; typical shown |
| Title commitment delivered | 14 days after signing | Only if your contract includes it |
| Title objections | 5 days after Title commitment delivered | Only if your contract includes it |
| HOA resale package delivered (5-day review) | 10 days after signing | Only if your contract includes it |
| Close of Escrow (COE) | 35 days after signing | Set in each contract; typical shown |
| Final walkthrough | 1 day before Close of Escrow | |
| Possession | Same day as Close of Escrow |
Disclosures and required forms
Required: Seller's Real Property Disclosure, at least 10 days before close of escrow; the seller fills it in, not the agent (NRS 113.130)
Required: Duties Owed by a Nevada Real Estate Licensee (confirm with your broker)
If it applies: Residential Disclosure Guide, Open Range disclosure, common-interest community information statement (confirm with your broker)
If it applies: Lead-based paint disclosure (built before 1978)
Money at closing
Transfer tax: Transfer tax about 0.51% in Clark and Washoe counties ($1.95 per $500 elsewhere); who pays is negotiated. (confirm with your broker)
Let Reta track it for you
Upload your signed contract and Reta builds this timeline with your real dates, reminds you before each deadline, and drafts the emails to your client, lender and title for you to approve. Your first deal is free.
This guide is general information for licensed agents, not legal advice. Rules and forms change; confirm with your broker or a local attorney. Last checked 2026-11-10.