Las Vegas · Henderson · Summerlin · RE/MAX Reliance
Last reviewed November 10, 2026
What Your Nevada Listing Agent Owes You
Quick answer: What your Nevada listing agent owes you law spells out the duties your listing agent owes you, and the duties every agent in the deal owes everyone in it. The rules are in NRS 645.252, 645.253, 645.254 and 645.255. The Nevada Real Estate Division also gives you a Duties Owed form to read and acknowledge. Most of these duties cannot be waived.
This is general information, not legal advice. For a broader look at why hire a listing agent, start there, then use this page for the law.
Duties your agent owes everyone in the deal (NRS 645.252)
Every licensee who acts as an agent in the sale must follow NRS 645.252, even toward people who are not that agent’s client.
The agent must disclose, as soon as practicable, any material and relevant facts about the property that the agent knows or should have known with reasonable care; each source of the agent’s pay; and whether the agent is a principal in the deal or is acting for more than one party. The agent must also use reasonable skill and care with all parties, and must give the Division’s Duties Owed form to each client and to each unrepresented party. If the agent’s role changes, that change must be disclosed too.
Material facts about the home also intersect with seller disclosure rules. The agent’s duty and the seller’s disclosure forms are related, but they are not the same thing.
Unless you agree otherwise in writing, NRS 645.252 also says the agent does not have to independently verify an inspector’s statements, check a party’s finances, or investigate the condition of the property.
Duties your agent owes you as the client (NRS 645.254)
Once you have a listing agreement, NRS 645.254 adds seven duties your agent owes you as the client.
| Duty | What it means for you |
|---|---|
| Skill and care | Use reasonable skill and care to carry out your listing agreement. |
| Confidentiality | Not share your confidential information for 1 year after the agreement ends, unless a court orders it or you give written permission. |
| Seek a sale on your terms | Seek a sale at the price and terms in your agreement, or at a price you accept. |
| Present all offers | Present all offers as soon as practicable, unless you sign the Division’s waiver form. |
| Disclose material facts | Disclose material facts the agent knows about the transaction. |
| Advise you to get outside help | Advise you to get help from a specialist on matters outside the agent’s knowledge. |
| Account for money and property | Account for money and property the agent receives in which you may have an interest, as soon as practicable. |
Checked November 10, 2026. Source: NRS 645.254. The wording above is a plain-language summary, not a substitute for the statute.
The Duties Owed form
You should receive this form when you hire an agent, and an unrepresented party should receive it too.
The Duties Owed by a Nevada Real Estate Licensee form is the Division form required by NRS 645.252(3) and prepared under NRS 645.193. The copy checked on November 10, 2026, is form 525, revised October 3, 2023. The form itself says it does not constitute a contract for services or an agreement to pay compensation. You acknowledge that you received a copy and understand the disclosure.
The form also states that a licensee must not deal with any party in a deceitful, fraudulent or dishonest way, and it asks whether additional licensees are involved. If the agent may later act for both sides, the form says you would be given a Consent to Act form to sign.
Can one agent represent both buyer and seller?
Yes, if the agent discloses it and gets written consent from each party first. That consent is not a small formality.
Under NRS 645.252, the written consent must describe the transaction and must say that the agent is acting for two or more parties who have adverse interests, that this is a conflict of interest, that confidential information stays private for 1 year, that you do not have to consent, and that you are giving consent without coercion and understand the terms.
Assigned agents in the same brokerage are different. If the broker assigns different licensees in the same office to the seller and the buyer, NRS 645.253 says those agents do not need the dual-agency consent form. Each agent still may not share your confidential information, except with the broker.
Can these duties be waived?
No, with one narrow exception.
NRS 645.255 says no duty in NRS 645.252 or 645.254 may be waived, except the duty in 645.254(4) to present all offers. You may waive that one duty only in writing on the Division’s form. Do not sign a waiver unless you understand what offers you may not see. A Nevada attorney can help you decide.
A lower fee does not change these duties
These legal duties apply no matter what fee you agree to pay. A lower fee does not reduce what NRS 645 requires of your agent.
If you want Diana’s terms, see her 1% listing with full RE/MAX service.
Diana lists homes for a 1% listing-side fee, for every seller, with a $3,500 minimum for homes that sell for under $350,000. There is no additional brokerage fee, and it is no sale, no listing fee. Buyer-broker compensation is separate and negotiable, and the written listing agreement governs. You do not have to buy your next home with Diana.
Questions to ask before you sign
Use these five questions when you interview a listing agent. Keep the answers in writing.
- Who is my agent, and who is the broker?
- Will you represent the buyer too, and how would that work?
- How will you present offers, and would you ever ask me to waive that duty?
- How is the fee set, including how commissions are negotiated in Nevada?
- What does the listing agreement say, including what your listing agreement says about the term and any waiver forms?
If you want help walking through those questions, Contact Diana.
FAQ
What does my listing agent owe me in Nevada?
If you have a listing agreement, NRS 645.254 requires your agent to use reasonable skill and care, keep your confidential information private for 1 year after the agreement ends, seek a sale on your terms, present all offers as soon as practicable, disclose material facts the agent knows, advise you to get outside help when needed, and account for money and property. This is not legal advice.
Can one agent represent the buyer and the seller in Nevada?
Yes, but only after the agent discloses it and gets written consent from each party. NRS 645.252 says the consent must state that there is a conflict of interest, that confidential information stays private for 1 year, that you do not have to consent, and that you consent without coercion. Ask a Nevada attorney if you have questions about that consent.
What is the Duties Owed by a Nevada Real Estate Licensee form?
It is the Division form required by NRS 645.252(3) and prepared under NRS 645.193. Your agent must give it to each client and to each unrepresented party in the deal. The form itself says it is not a contract for services or an agreement to pay compensation. You acknowledge that you received it and understand it. This is not legal advice.
Can I waive my agent’s duty to present all offers?
You can waive only that one duty, and only in writing on the Division’s waiver form. NRS 645.255 says the other duties in NRS 645.252 and 645.254 may not be waived. Think carefully before you sign a waiver, and ask a Nevada attorney if you are unsure. This is general information, not legal advice.
How long must my agent keep my information confidential?
For 1 year after the listing agreement ends or is revoked, unless a court orders the agent to disclose it or you give written permission. That rule is in NRS 645.254. If the broker assigns different agents in the same office to each side, NRS 645.253 still bars those agents from sharing your confidential information, except with the broker.
Does a lower listing fee change my agent’s legal duties?
No. The duties in NRS 645.252 and 645.254 do not change with the fee. They apply to every licensee who has a brokerage agreement with you. A lower fee does not reduce those duties, and a higher fee does not add extra legal duties beyond the law and your contract. What you pay is set in the written listing agreement.
Who regulates real estate agents in Nevada?
The Nevada Real Estate Division, often called NRED, regulates real estate licensees in Nevada. It prepares the Duties Owed form and the offer-presentation waiver form, and it investigates complaints. The statutes themselves are in chapter 645 of the Nevada Revised Statutes. This page is general information, not legal advice.
Want these duties explained on your listing?
Diana can walk through the Duties Owed form, your listing agreement and how offers will be handled before you sign. She does not give legal advice. If you are selling in Las Vegas, Henderson or Summerlin, start with a conversation. No pressure.
Diana Valento, REALTOR® · RE/MAX Reliance · Nevada license S-0169007
Each Office Independently Owned and Operated.
About Diana Valento
This guide is by Diana Valento, REALTOR® with RE/MAX Reliance. She has 16 years helping Las Vegas Valley buyers and sellers, and she has sold 500+ homes. Nevada license S-0169007. Each Office Independently Owned and Operated.