Nevada law generally does not require sellers to repair anything before selling a home. What the law requires is disclosure — under NRS 113, sellers must disclose known material defects to buyers. Whether any repairs actually happen is a matter of negotiation between buyer and seller, not a legal repair mandate.
Disclosure vs. Repair — Two Different Obligations
This distinction trips up a lot of sellers. Nevada's seller disclosure law requires you to tell a buyer about known issues — a leaking roof, a foundation crack, past water damage — even if you never plan to fix them. It does not require you to fix those issues before selling. A seller can disclose a known defect and still sell the home as-is, as long as the buyer is informed and agrees to move forward with that knowledge.
Repair of those defects before selling — not required
Federal lead-based paint disclosure for homes built before 1978 — required, separate from state law
Repairs beyond disclosure — a matter of buyer-seller negotiation, not statute
Where Repairs Actually Get Decided
Repairs happen through the offer and inspection process, not through legal requirement. After a buyer's inspection, they can request specific repairs or a price credit in lieu of repairs. The seller can agree, negotiate a partial response, or decline — at which point the buyer decides whether to proceed, renegotiate, or exit the contract during the due diligence period, depending on what the purchase agreement allows.
What This Means for As-Is Sales
Selling "as-is" is a way of setting expectations up front that no repairs will be made or negotiated — but it doesn't change the disclosure requirement. A seller can't withhold known defects simply by labeling a listing as-is; the obligation to disclose exists regardless of how the sale is marketed. For more detail on how as-is sales work in practice, see our guide on selling a house as-is in Reno.
Why Disclosure Matters More Than Sellers Expect
Failing to disclose a known defect carries real legal risk — Nevada law allows buyers to pursue damages against a seller who knowingly concealed a material issue. The safer, and ultimately simpler, approach is full disclosure paired with a pricing strategy that accounts for any known issues, rather than trying to hide them and hoping they go unnoticed through inspection.
OPL Realty guides every seller through Nevada's disclosure requirements as part of full-service representation, ensuring paperwork is complete and accurate before listing — for sellers throughout Hidden Hills, Sparks, and the greater Reno-Tahoe area.