The Nevada Real Estate Transaction Checklist (Contract to Close)

This is the exact sequence Reign TC runs on every Las Vegas file, from the day the offer is accepted to the day keys change hands. Steal it, print it, or hand the whole list to us.

Every Nevada escrow follows the same skeleton. The addresses change, the lenders change, the personalities definitely change — but the order of operations doesn't. Agents who miss deadlines usually aren't careless; they just don't have the list in front of them. So here it is.

Want the two-page printable version with checkboxes? Grab the free PDF here.

Day 0–1: Acceptance

• Fully executed RPA plus every counter and addendum, in one PDF
• Open escrow with the title company named in the contract; get the escrow number
• Confirm Duties Owed and Consent to Act are signed by everyone
• Intro email to all parties: agents, lender, escrow officer, any TCs — with a closing summary and every key date
• Client welcome email with dates, what to expect, and the wire-fraud warning
• Calendar the EMD, SRPD, HOA request, due diligence, appraisal, loan contingency and COE dates
• Start the brokerage compliance file (SkySlope, Dotloop, or whatever your broker uses)

Day 1–3: Money, Disclosures, HOA

• Earnest money deposited (typically one business day after acceptance) — get the receipt to both sides
• Seller's Real Property Disclosure delivered to the buyer within five calendar days, plus lead-based paint (pre-1978), mold notice waiver and brokerage disclosures
• HOA resale package requested within two business days under NRS 116 — seller pays, title sends the payment link
• Home inspection scheduled; utilities confirmed on for a vacant property
• Buyer's loan application submitted; lender contact confirmed

Due Diligence: Days 3–15

• Inspection completed; Request for Repairs sent to the listing side only (never to the lender)
• Repair response or credit addendum executed by both parties
• Preliminary title report reviewed; questions raised before the objection window closes
• HOA resale package delivered to the buyer; the five-calendar-day review clock starts on delivery — get the CIC receipt signed
• Due diligence contingency removed in writing, or the buyer cancels with EMD refund

Appraisal and Loan

• Appraisal ordered and scheduled; access coordinated with the listing side
• Appraisal contingency deadline tracked; renegotiate or cancel in writing if the value comes in low
• Loan contingency deadline tracked; conditional approval received
• CIC demand ordered from the HOA for closing figures
• Commission instructions sent to title for both brokerages

Final Week

• Clear to close from the lender
• Settlement statement reviewed line by line: credits, transaction fees, TC fee, HOA transfer fees, prorations
• Signing appointments scheduled for buyer and seller
• Final walkthrough completed; repairs verified
• Wire confirmed by phone with the escrow officer, never by email
• Funding and recording confirmed; keys released per the contract

After Closing

• Closed-and-funded email to your client with the deed timing and utility reminders
• Thank-you emails to the lender, escrow officer and co-op agent
• Compliance file complete and submitted so your commission is released
• Google review request to the client while the win is fresh
• Sign removal and lockbox pickup on listings

Why This List Beats a Memory

Most of these items are simple. What kills deals is sequence and timing — a resale package delivered on day 14 that gives the buyer a cancellation right on day 15, a repair addendum that never got the second signature, a CIC demand ordered a week before closing. A transaction coordinator's whole job is running this list on every file, every time, so nothing depends on anyone's memory.

The Bottom Line

Print it, tape it above your desk, or send your next file to us and we'll run it for you: $495 per side, paid at closing, No Close, No Fee.

Frequently Asked Questions

How long is a typical Nevada escrow?

Most financed Nevada escrows run 30 to 45 days from acceptance. Cash deals can close in 10 to 14 days when there is no HOA resale package or appraisal involved.

When is the HOA resale package due in Nevada?

Under NRS 116 the seller must request the resale package within two business days of acceptance and deliver it to the buyer within one business day of receiving it. The buyer then has five calendar days to review it and can cancel with a full EMD refund if it is not received within 15 days.

When is earnest money due in Nevada?

Typically within one business day of acceptance, deposited with the escrow holder named in the RPA. The exact timing is set in Section 1(A) of the contract.

Can I get this checklist as a PDF?

Yes. The free two-page printable version with checkboxes is at reigntc.com/checklist.

Related: What is a transaction coordinator? · What a TC costs in Las Vegas · Do I need a TC? · Free Nevada under-contract checklist