Disclosures: the Guide, the SRPD, CIC Resales and NRS 40.770
Area V is 15% of the broker state portion - noticeably lower than the 20% a salesperson faces, because the broker exam trades disclosure items for record keeping. Nevada layers a state-authored consumer booklet, a seller-completed condition form, a common-interest-community resale package and a statute listing facts that are not material.
The Residential Disclosure Guide and the Seller's Real Property Disclosure
NRS 645.194 requires the Division to prepare a booklet on the disclosures federal, state and local law require of a buyer and a seller in a residential sale, to make copies available to licensees, and requires the LICENSEE to distribute it to prospective buyers and sellers; the Commission approves its format and content. That booklet is the Residential Disclosure Guide, and it is a general consumer summary rather than a statement about a particular house. The statement about the house is the Seller's Real Property Disclosure under NRS 113.130: at least 10 days before conveyance the SELLER completes the form and the seller or the seller's agent serves the purchaser or purchaser's agent, and "[a] seller's agent shall not complete a disclosure form regarding the residential property on behalf of the seller." A purchaser may not waive the requirement and a seller may not require waiver. If a defect is newly discovered or worsens after service but before conveyance, the seller or agent must inform the purchaser in writing as soon as practicable and no later than conveyance, and the purchaser may rescind or close and accept the property as revealed.
Remedies, exemptions and what the form is not
NRS 113.150(1): if the completed form is never served, the purchaser may rescind at any time before conveyance without penalty. NRS 113.150(2)-(3): if a defect is disclosed before conveyance and the cost of repair was not limited by the purchase agreement, the purchaser may rescind, but only by a writing that is notarized and served within 4 working days after being informed of the defect. NRS 113.150(4): if the seller conveys without complying and a known defect existed, the purchaser may recover treble the repair or replacement cost plus court costs and reasonable attorney's fees, in an action brought within 1 year after discovery or 2 years after conveyance, whichever is later. NRS 113.130(2) exempts foreclosure sales, transfers between co-owners, spouses or relatives within the third degree of consanguinity, the first sale of a residence built by a licensed contractor, and certain temporary-title and fiduciary transfers. NRS 113.140 makes the boundaries clear: the seller need not disclose an unknown defect, the form is not a warranty, and neither Chapter 113 nor Chapter 645 relieves a buyer of the duty to exercise reasonable care for himself.
Common-interest communities and the licensee as principal
NRS 116.4109 requires the unit's owner, at the owner's expense, to furnish the purchaser a resale package: the declaration other than plats, the bylaws, the rules, the NRS 116.41095 information statement, a statement of the monthly assessment and any unpaid obligation, the current operating budget and year-to-date financial statement with a reserve summary, a statement of unsatisfied judgments and pending legal actions, a statement of transfer and transaction fees, a statement of all current and expected fees and charges, and proof of the insurance NRS 116.3113 requires. The purchaser may cancel by written notice "until midnight of the fifth calendar day following the date of receipt of the resale package," and the contract must say so; cancellation is without penalty with prompt refund, but the right is lost once the purchaser accepts a conveyance. The association has 10 calendar days after a written request to furnish the documents and certificate, a resale package stays effective 90 calendar days, and if the association misses those 10 days the purchaser is not liable for the delinquent assessment. Separately, NAC 645.640 forbids a licensee from acquiring, leasing or disposing of property for himself, his family, his firm or an entity he owns an interest in without first disclosing in writing both that fact and that he is licensed "whether his or her license is active or inactive" - and the same disclosure must appear in any advertisement.
Facts that are not material, and Nevada's other required disclosures
NRS 40.770 makes several facts not material to a sale, lease or rental and removes liability for not disclosing them: that the property was the site of a homicide, suicide or other death except a death resulting from a condition of the property; that it was the site of a felony; that it was occupied by a person exposed to or suffering from a disease not known to be transmitted by occupancy; that a sex offender resides or is expected to reside in the community; and that a licensed facility for transitional living for released offenders is nearby. The felony shelter has one written-in exception - a crime involving the manufacture of methamphetamine - which is restored only if all methamphetamine materials have been removed or remediated by a certified or licensed entity, or the board of health has deemed the property safe for habitation. None of this touches the duty to disclose known material defects in physical condition. Nevada also requires, by separate written document: an open-range grazing and R.S. 2477 rights-of-way disclosure before a sales agreement on a home or lot adjacent to open range (NRS 113.065); zoning classifications and master-plan land-use designations for adjoining parcels, before the initial purchaser of a residence signs or escrow opens (NRS 113.070); in a county of 700,000 or more, the current gaming enterprise district map and the nearest district, at least 24 hours before signing unless waived in writing (NRS 113.080); and notice of any private transfer fee obligation (NRS 113.085).
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State-specific details
State exam facts
- State regulator
- Nevada Real Estate Division (NRED)
- Exam vendor
- Pearson VUE
- Prelicensing education
- 64 college credits, including a 45-hour (3-credit) Broker Management course and 45 hours (3 credits) of real estate law with at least 18 hours of Nevada law
- Passing score
- 75% (each portion scored separately)
- Scored questions
- 130
- Time limit
- 240 minutes
Who regulates real estate brokers in Nevada?
The Nevada Real Estate Division (NRED), within the Department of Business and Industry, licenses brokers and salespersons under NRS Chapter 645, and the Nevada Real Estate Commission adopts the regulations and imposes discipline. NRED contracts with Pearson VUE to deliver the licensing exams; Nevada no longer uses PSI, so a PSI bulletin found for Nevada is out of date.
What experience do I need before the Nevada broker exam?
Under NRS 645.330(4), a broker applicant must have been actively engaged full time as a licensed real estate broker-salesperson or salesperson in Nevada, or as a licensed broker, broker-salesperson or salesperson in another state or the District of Columbia, for at least 2 of the 4 years immediately preceding issuance of the broker's license. Education is separate: NRS 645.343 requires 64 semester units of college-level course work, including three semester units (45 hours) in broker management and three units in real estate law with at least 18 classroom hours of Nevada law. NRS 645.343(4) grants 16 semester units of credit for each 2 years of licensed experience in the preceding 10 years, up to 8 years, but that credit cannot be applied against the broker management course or the 18 hours of Nevada law.
How is the Nevada broker exam structured?
Pearson VUE's Nevada candidate handbook lists the Broker Combination exam as 130 scored items in 240 minutes: an 80-item national/general portion in 150 minutes and a 50-item Nevada state portion in 90 minutes. Each portion also carries 5 to 10 unscored pretest items inside the same clock. You need 75% correct to pass, and the two portions are scored separately — pass one and fail the other and you retake only the failed part, within 12 months.
What does the Nevada state portion actually test?
Pearson VUE publishes the Nevada outline (effective 15 January 2025) as percentages rather than item counts, with a separate percentage for salespersons and for brokers. For brokers the 50 state items are weighted: Duties and Powers of the Commission 5%, Licensing Requirements 5%, Agency and Duties Owed 20%, License Practice 20%, Disclosures 15%, Contracts 22%, Record Keeping 8%, and Special Topics 5%. Five subtopics are marked "Broker Only" — branch offices and license display, cooperative certificates, inspection of records, trust account records and management, and subdivisions. Record keeping is 8% for brokers against 3% for salespersons, while disclosures drops from 20% to 15%.
Sources: https://red.nv.gov, https://www.pearsonvue.com/content/dam/VUE/vue/en/documents/publications/092900.pdf, https://www.pearsonvue.com/content/dam/VUE/vue/en/documents/publications/092901.pdf, https://www.leg.state.nv.us/NRS/NRS-645.html, https://www.leg.state.nv.us/NAC/NAC-645.html
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