The SRPD is the Seller’s Real Property Disclosure, the state form where a Nevada seller writes down the defects they know about in the home. State law requires the seller to complete it and get it to the buyer at least 10 days before the property conveys. The seller fills it out personally, and an agent is not permitted to fill it out for them.
What the form asks about
It walks through the condition of the property system by system.
- Electrical, heating, cooling, plumbing, and sewer or septic
- Roof, foundation, and structural components
- Appliances and fixtures that convey with the home
- Past damage, past repairs, and anything currently not working
- Anything else affecting the use or value of the property, which is broader than most sellers expect
A completed SRPD is not a warranty. It does not promise the home is in good condition, and it does not relieve the buyer of the responsibility to inspect and look out for themselves.
When it has to be delivered
At least 10 days before conveyance. In practice it usually goes to the buyer early in escrow rather than at the deadline, because the buyer is working through inspections and wants to read it alongside them.
There is a second timing rule that gets missed. If a defect turns up after you have served the form, or a defect you already disclosed gets worse, you have to tell the buyer in writing as soon as practicable, and no later than closing. The duty does not stop when the form goes out.
What “known” means
Nevada law asks you to disclose defects you are aware of. It does not ask you to inspect your own home or to disclose problems you genuinely do not know about.
The trouble comes from the gray middle. The stain that came back after the roof repair. The pool light that has not worked in two years. The crack you have been watching. If you know about it, it goes on the form. Selling a home as-is does not remove the disclosure duty either, and sellers get that one wrong constantly.
What happens if it is late, missing, or wrong
Under Nevada law, a seller who conveys a property without disclosing a defect they knew about can be liable for three times the amount needed to repair or replace it, plus court costs and reasonable attorney fees. A buyer generally has until one year after discovering the defect, or two years after conveyance, whichever comes later, to bring that action.
A few transfers are exempt from the form entirely, including foreclosure sales and transfers between co-owners, spouses, or close relatives.
If you are unsure whether something belongs on the form, ask a real estate attorney before you sign it. That call costs very little compared to the alternative.
Simple summary
The SRPD is Nevada’s seller disclosure form, filled out by the seller, delivered to the buyer at least 10 days before the property conveys. It covers defects you actually know about, and the duty continues if something new shows up before closing. Disclose it in writing, keep a copy, and when you are not sure, disclose it anyway and ask an attorney.
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