NV · Flood-disclosure law

Does a Nevada seller have to disclose flooding?

Nevada requires the seller of residential property to complete and serve the Seller's Real Property Disclosure Form (prescribed under NRS 113.120) at least 10 days before conveyance, disclosing every defect of which the seller is aware that materially affects the value or use of the property. The official form expressly asks about any drainage, flooding, water seepage, or high-water table, and whether the property is located in a designated flood plain.

Nevada at a glance

General disclosure

A general property-condition disclosure captures flooding through a water/drainage or known-defect item, but has no dedicated flood-zone question.

DisclosureRequired

Opt-outYes — caution

Corroborated (secondary)· verified June 16, 2026

Nev. Rev. Stat. §§ 113.120, 113.130, 113.150

The 4-card answer

Nevada flood-disclosure, decoded

Whether the seller must disclose, what triggers it, the penalties, and any opt-out gotcha — each card cites its source.

Does the seller have to disclose flooding?

Disclosure required

General disclosure

Nevada requires the seller of residential property to complete and serve the Seller's Real Property Disclosure Form (prescribed under NRS 113.120) at least 10 days before conveyance, disclosing every defect of which the seller is aware that materially affects the value or use of the property. The official form expressly asks about any drainage, flooding, water seepage, or high-water table, and whether the property is located in a designated flood plain.

A general property-condition disclosure captures flooding through a water/drainage or known-defect item, but has no dedicated flood-zone question.

Nev. Rev. Stat. §§ 113.120, 113.130, 113.150Corroborated (secondary)· verified June 16, 2026

What triggers the duty

Sale/conveyance of residential property
Seller's awareness of a defect (including drainage, flooding, water seepage, high-water table, or flood-plain location) materially affecting value or use

Penalties & remedies

Under NRS 113.150, if the seller fails to serve the completed form the purchaser may rescind the purchase agreement without penalty any time before conveyance. If the seller conveys without disclosing a known defect, the purchaser may recover treble the cost of repair/replacement, plus court costs and reasonable attorney's fees.

Buyer remedy: Pre-conveyance: rescission without penalty for failure to serve the form. Post-conveyance: treble damages (3x repair/replacement cost) for an undisclosed known defect, plus court costs and attorney's fees; action must be brought within 1 year of discovery or 2 years of conveyance, whichever is later.

Opt-out gotchas

An opt-out / waiver exists. The seller and purchaser may agree (waive) per NRS 113.130/113.150, but waiver of the statutory disclosure/remedies is narrowly construed and the treble-damages remedy for known undisclosed defects generally cannot be waived by a general 'as-is' clause.

Research note ▾

NRS 113.130/113.150 text (10-day service, rescission, treble damages, 1yr/2yr limits) and the official Nevada Division of Real Estate form's flood/drainage/flood-plain questions confirmed via codified statute text and the state form, but the primary .gov page and form PDF could not be parsed/fetched. Disclosure standard is seller's awareness.

Buyer's rights

If you're buying in Nevada

Your rights re-framed from the buyer's side, plus a pre-closing checklist that holds in every state.

What Nevada law gives you as a buyer

Nevada requires a seller disclosure (see the answer cards), so you have a statutory document to rely on — and a remedy if the seller knowingly withheld a material flood fact. Pre-conveyance: rescission without penalty for failure to serve the form. Post-conveyance: treble damages (3x repair/replacement cost) for an undisclosed known defect, plus court costs and attorney's fees; action must be brought within 1 year of discovery or 2 years of conveyance, whichever is later.

Watch the opt-out: The seller and purchaser may agree (waive) per NRS 113.130/113.150, but waiver of the statutory disclosure/remedies is narrowly construed and the treble-damages remedy for known undisclosed defects generally cannot be waived by a general 'as-is' clause.

Nev. Rev. Stat. §§ 113.120, 113.130, 113.150

Your pre-closing checklist (works in every state)

Pull a free FEMA flood-zone lookup
Enter the address on FEMA's Flood Map Service Center to see the property's flood-zone designation (Special Flood Hazard Area = Zone A/V). This is public and free, regardless of what the seller discloses.
msc.fema.gov ↗
Request a CLUE / loss-history report
A C.L.U.E. (Comprehensive Loss Underwriting Exchange) report shows insurance claims filed on the property in the last ~7 years, including water and flood claims. The current owner can pull theirs free once a year from LexisNexis.
LexisNexis consumer disclosure ↗
Get an independent inspection — ask about water
Hire your own inspector and specifically flag drainage, grading, sump pumps, and signs of past water intrusion (staining, efflorescence, fresh paint in basements). An inspection contingency protects you if problems surface.
Get a flood-insurance quote before you waive contingencies
Quote NFIP or private flood coverage early. Homeowners' insurance does NOT cover flood damage. A federally backed mortgage on a property in a Special Flood Hazard Area generally requires flood insurance — budget for it.
floodsmart.gov ↗

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Nevada

Does the seller have to disclose flooding?

Disclosure required

General disclosure

Nevada requires the seller of residential property to complete and serve the Seller's Real Property Disclosure Form (prescribed under NRS 113.120) at least 10 days before conveyance, disclosing every defect of which the seller is aware that materially affects the value or use of the property. The official form expressly asks about any drainage, flooding, water seepage, or high-water table, and whether the property is located in a designated flood plain.

A general property-condition disclosure captures flooding through a water/drainage or known-defect item, but has no dedicated flood-zone question.

Nev. Rev. Stat. §§ 113.120, 113.130, 113.150Corroborated (secondary)· verified June 16, 2026

What triggers the duty

Sale/conveyance of residential property
Seller's awareness of a defect (including drainage, flooding, water seepage, high-water table, or flood-plain location) materially affecting value or use

Penalties & remedies

Under NRS 113.150, if the seller fails to serve the completed form the purchaser may rescind the purchase agreement without penalty any time before conveyance. If the seller conveys without disclosing a known defect, the purchaser may recover treble the cost of repair/replacement, plus court costs and reasonable attorney's fees.

Buyer remedy: Pre-conveyance: rescission without penalty for failure to serve the form. Post-conveyance: treble damages (3x repair/replacement cost) for an undisclosed known defect, plus court costs and attorney's fees; action must be brought within 1 year of discovery or 2 years of conveyance, whichever is later.

Opt-out gotchas

An opt-out / waiver exists. The seller and purchaser may agree (waive) per NRS 113.130/113.150, but waiver of the statutory disclosure/remedies is narrowly construed and the treble-damages remedy for known undisclosed defects generally cannot be waived by a general 'as-is' clause.

Research note ▾

NRS 113.130/113.150 text (10-day service, rescission, treble damages, 1yr/2yr limits) and the official Nevada Division of Real Estate form's flood/drainage/flood-plain questions confirmed via codified statute text and the state form, but the primary .gov page and form PDF could not be parsed/fetched. Disclosure standard is seller's awareness.

Summary of Nevada law as of June 2026. Not legal advice.

Full Nevada page

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