Selling a Las Vegas House With Termites, Rats or Pigeons
Termites, roof rats or pigeons at your Las Vegas house? What Nevada's disclosure form asks and how to decide between treating first and selling as-is.
Quick answer: Yes, you can sell a Las Vegas house with termites, roof rats, or pigeons, but you can't hide a problem you know about. Nevada's seller disclosure form asks directly about any history of infestation and, separately, about mold. Your real decision is whether to treat and document the problem before listing, or disclose it and sell as-is, and which path leaves you with more money.
As of October 2026, pest problems are one of the most common reasons a Southern Nevada seller worries a buyer will walk. Most of the time the pest itself is a manageable cost. What actually hurts a sale is surprise: a buyer's inspector finding droppings in the attic or mud tubes on a block wall that nobody mentioned. This guide covers what Nevada's disclosure rules ask, which pests actually show up in Clark County, and how to decide between treating first and selling as-is.
What does Nevada's disclosure form ask about pests?
Nevada's Seller's Real Property Disclosure Form (Nevada Real Estate Division Form 547, revised 6/1/2023) states that a seller of residential property must disclose any and all known conditions. Two items matter here:
- Infestation: "Any history of infestation (termites, carpenter ants, etc.)?"
- Fungi / Mold: "Any previous or current fungus or mold?"
Notice the word history. A termite colony you had treated in 2019 is still part of the property's history. Answering "no" because the problem is fixed is a common and avoidable mistake. Answer "yes" and attach the treatment records instead.
Under NRS 113.130(1)(a), the completed form has to be delivered at least 10 days before the property is conveyed to the buyer. Under NRS 113.140(1), the statute does not require you to disclose a defect you're not aware of. That protects you from problems you never knew about. It does not protect you from ones you did.
If you're wondering how long a buyer could come back at you after closing, we cover the deadlines in how long Nevada sellers stay liable after closing.
Which pests actually show up in Las Vegas homes?
Southern Nevada's pest list is different from what you'd see in a humid state. Three come up most often in seller conversations:
| Pest | What the official source says | Why buyers care |
|---|---|---|
| Termites | The Nevada Department of Agriculture's structural pest study manual says the arid land subterranean termite is found statewide and that the desert dampwood termite is found in Clark County. It also notes drywood and tube-building desert termites in southern Nevada. | Possible damage to wood framing, trim, and patio covers. Inspectors look for mud tubes and damaged wood. |
| Roof rats | The Southern Nevada Health District says roof rats have been documented in the Las Vegas valley since 1990 and that reports are often associated with areas near washes, heavy vegetation, and standing water. | SNHD notes nesting, burrowing, and gnawing can cause direct property damage, plus droppings, urine, and hair in attics and walls. |
| Pigeons | The U.S. Fish and Wildlife Service lists the rock pigeon among non-native species to which the Migratory Bird Treaty Act does not apply. | Nesting under roof-mounted solar panels, eaves, and AC equipment leaves droppings and debris that buyers and inspectors notice. |
If your home has rooftop solar, pigeon screening and panel cleanup often come up together with the solar contract questions we cover in selling a Las Vegas home with solar panels. Federal bird rules are only one layer, so check state and local rules, or hire a licensed company, before removing nests.
Is a past infestation the same as an active one?
No, and treating them the same way costs sellers money. Buyers and lenders react very differently to three situations:
- Active infestation: Live activity today. Expect buyers to ask for treatment, a credit, or a price cut, and some financed buyers' lenders will want it addressed before closing.
- Past infestation, treated, with paperwork: Disclosed history plus a licensed company's treatment records and any warranty. This is usually the least alarming version for a buyer.
- Past infestation with damage left behind: The pest is gone but chewed wiring, stained insulation, or damaged wood remains. The damage, not the pest, drives the price conversation.
Your job before listing is to figure out which of the three you actually have. Guessing usually means the buyer's inspector decides for you.
Should I treat the problem before listing or sell as-is?
It depends on the cost, the damage, and how quickly you need to close. Here's a simple way to work through it.
The Treat-or-Disclose Check
- Get one licensed inspection. Hire a pest control company licensed by the Nevada Department of Agriculture, which is what SNHD recommends for rodent work, so you know whether activity is current or historical.
- Separate treatment cost from repair cost. Ask for the treatment price and, separately, what damage exists. A low-cost treatment with no damage usually favors treating first.
- Pull every record you have. Old invoices, warranties, and HOA notices turn a "yes" on the disclosure form from a red flag into a closed chapter.
- Compare two net numbers. Estimate your net after treating, repairing, and listing, then compare it with a written as-is offer that already accounts for the problem.
- Disclose either way. Treating doesn't erase history and selling as-is doesn't waive Form 547. The disclosure goes in the file no matter which path you choose.
Selling as-is changes what you'll repair, not what you have to disclose. We walk through that distinction in what a Nevada as-is addendum does and doesn't do, and the broader trade-off in taking a cash offer versus listing in Las Vegas.
Does using a pest professional help protect me?
It can. NRS 113.150(5) limits a buyer's ability to recover damages based on an error or omission in the disclosure that came from information provided by certain Nevada-licensed professionals, and pesticide applicators are on that list. The protection has conditions, so it isn't a blanket shield, but it's one more reason to use a licensed company and keep its written report with your disclosure. If pests caused water or mold issues, our guide to selling with fire or water damage covers that side.
What mistakes do sellers make with pest problems?
- Answering "no" on the infestation question because the problem was treated years ago.
- Patching drywall or painting over stains right before listing instead of documenting the repair.
- Throwing away old treatment invoices and warranties.
- Using an unlicensed handyman for treatment, which leaves no professional report to rely on.
- Assuming an as-is cash offer means you can skip the disclosure form.
- Pricing a repair-heavy house as if it were clean, then losing weeks to a canceled escrow.
Yvonne's Takeaway
Yvonne Khoo's view is that pests rarely kill a Las Vegas sale on their own. Undisclosed pests do. Her approach for sellers is to get one licensed inspection, gather every past record, disclose the history plainly, and then compare an honest net on a treated listing against a written as-is offer before deciding.
Frequently asked questions
Do I have to disclose termites in Nevada if they were already treated?
Nevada's Form 547 asks about any history of infestation, including termites, so a past treated problem you know about belongs on the form. Disclose it, attach the treatment invoice and any warranty, and let the paperwork show the issue was handled. A documented past problem usually concerns buyers far less than a surprise.
Can I sell a Las Vegas house with roof rats as-is?
Yes. An as-is sale means you aren't agreeing to make repairs, but you still disclose known conditions on Nevada's disclosure form. Buyers will price in cleanup, exclusion work, and any damage, so get a licensed inspection first so you know what you're actually negotiating over.
Are pigeons protected birds in Nevada?
The U.S. Fish and Wildlife Service lists the rock pigeon among non-native birds the federal Migratory Bird Treaty Act does not cover. That answers the federal question only. State and local rules may still apply, so hiring a licensed pest or wildlife company for nest removal and exclusion is the safest route before you list.
Is mold disclosed separately from pests?
Yes. Form 547 has a separate question asking about any previous or current fungus or mold. If a pest problem also caused moisture damage, such as a nest near a leak or a chewed water line, you may need to answer both questions and attach records for each.
Thinking about selling a house with a pest problem?
Send Yvonne the property address and what you know about the issue, and she'll put together a no-obligation seller net evaluation comparing a treated listing with an as-is sale. You can start on the Sell Vegas House for Cash homepage.
Prefer to talk it through? Call Yvonne at (702) 819-0035.
Disclaimer: This article is general information about selling homes with pest issues in Southern Nevada. It is not legal, tax, or pest-control advice. Statutes cited are NRS 113.130, 113.140, and 113.150, and the form cited is Nevada Real Estate Division Form 547 (revised 6/1/2023), as reviewed in October 2026. Pest information is from the Southern Nevada Health District, the Nevada Department of Agriculture, and the U.S. Fish and Wildlife Service. For advice on your situation, consult a Nevada real estate attorney and a licensed pest control professional.
About the author: Yvonne Khoo is a Nevada-licensed real estate professional, NV Lic. S.0069489.PC, with eXp Realty, representing property sellers across Las Vegas, Henderson, North Las Vegas, Summerlin, Paradise, Enterprise, Boulder City, Mesquite, Pahrump, and Clark and Nye Counties. She represents sellers and is not the principal cash buyer of the property. Office: 10845 Griffith Peak Drive, Suite 2, Las Vegas, NV 89135. Phone: (702) 819-0035.
