What Is an As-Is Addendum in Nevada Real Estate?

The AC is on its last leg, the roof needs work, and you are done paying for repairs. Someone told you to "just sell it as-is." Before you sign a document with those words, know what an as-is addendum does and does not do under Nevada law — the term is used loosely here and the misunderstandings can be expensive.

What "as-is" actually means in a Nevada contract

Most Las Vegas residential resales use the Greater Las Vegas Association of Realtors (GLVAR) Residential Purchase Agreement, and included items are already transferred in an "AS IS" condition under that form. An as-is addendum is a further document that reinforces that language — typically to make clear the seller will not perform or pay for repairs identified during the buyer's inspection period.

It is a repair-cost allocation clause, not a magic disclaimer. Two rules survive any as-is language:

• Nevada's disclosure duty is not waivable. Under NRS 113.130(3), a purchaser may not waive the disclosure requirements, and a seller may not require a purchaser to waive them as a condition of sale.
• The seller still owes the state-approved Seller's Real Property Disclosure Form (Form 547, Rev. 6/1/2023), served at least 10 days before conveyance (NRS 113.130(1)(a)). Form 547 covers systems, structure, foundation, roof, mold, environmental hazards, and HOA issues.

What an as-is addendum does NOT do in Nevada

• Remove the buyer's inspection rights. Nevada purchase agreements typically include a due-diligence window, commonly negotiated to 7–14 days from acceptance. As-is addenda usually preserve that period; buyers may still cancel per the contract, they simply cannot demand repairs.
• Shield known undisclosed defects. Under NRS 113.150(4), if a seller conveys without complying with the disclosure requirement and there is a known undisclosed defect, the purchaser may recover treble the amount necessary to repair or replace it, plus court costs and reasonable attorney's fees.
• Turn the disclosure form into a warranty. NRS 113.140(2) is explicit: a completed disclosure form does not constitute an express or implied warranty of any condition.
• Obligate you to disclose things you do not know. Per NRS 113.140(1), the statute does not require disclosure of a defect the seller is not aware of.

Local context: how Clark County practices treat as-is

Across Las Vegas, Henderson, North Las Vegas, Summerlin, Paradise, Enterprise, Boulder City, and Mesquite, most as-is sales still involve a title search through a licensed Nevada title company, escrow with a licensed escrow agent, and the standard NRED disclosure package. Buyers — even cash investors — almost always keep the right to inspect and cancel during the due-diligence window. What changes is the repair-negotiation phase: buyers accept, ask for a price reduction, or walk.

Buyers who cannot ask for fixes often submit a lower initial offer or use a shorter due-diligence period to protect themselves. That is rational risk pricing, and a seller should plan for it.

When "as-is" makes sense — and when it does not

An as-is posture tends to help when the property has visible condition issues or the seller lacks cash or time for repairs. It tends to hurt when the property would show well after minor repairs — the label alone can chill retail interest and invite lowball offers.

Certain sales are exempt from the disclosure statute under NRS 113.130(2), including foreclosure sales under chapter 107, transfers between spouses or close relatives, and some fiduciary transactions. Confirm any exemption with counsel before relying on it.

The As-Is Sale Decision Review

1. Complete the disclosure form honestly first. Form 547 covers roof, structure, plumbing, electrical, HVAC, mold, prior damage, and common-interest community issues. Draft it before you price the property.
2. Get a realistic sense of the repair cost. A licensed inspector or general contractor can give you a written punch list and a rough dollar figure. You do not have to fix anything — you need to know what the buyer will see.
3. Model two paths on net proceeds. Path A: sell as-is to a vetted cash investor. Path B: list on the MLS with a written repair credit or a lower list price. Compare net after commission, concessions, and time to close — not just the top-line offer.
4. Define the due-diligence window in writing. Even in an as-is deal, agree on a specific inspection period so both sides know when the deal firms up.
5. Get everything in writing. The as-is language, the repair-cost allocation, the disclosure exchange, and any exemption belong in signed documents kept with escrow.

As-is investor cash offer vs. as-is MLS listing

Factor	As-is investor cash offer	As-is MLS listing
Repairs	Typically none required by seller	Typically none, but retail buyers may request or walk
Timeline	May close in 7–21 days, subject to written terms	Financed retail buyers often 30–45+ days
Price	Typically below retail; certainty premium factored in	Higher potential net; more variance and carrying cost
Disclosure duty	Full NRS 113.130 disclosure still required	Full NRS 113.130 disclosure still required
Inspection contingency	Usually present; may be shortened by negotiation	Usually present; commonly 7–14 days

Common mistakes sellers make with as-is deals

• Skipping the disclosure form. Not optional in a standard resale; shortcuts create statutory exposure under NRS 113.150.
• Assuming "as-is" means "no rescission risk." If a new material defect surfaces after the disclosure is served, the seller must inform the buyer in writing under NRS 113.130(1)(b), and the buyer can rescind if the seller will not fix or replace it.
• Confusing "as-is" with "no title search." A licensed Nevada title company still runs title. As-is language is about physical condition, not liens or ownership disputes.
• Accepting the first as-is offer without comparing options. Two written cash offers and one realistic MLS scenario protect you from leaving money on the table.

Frequently asked questions

Can I sell my Las Vegas house as-is and skip the disclosure form?
No. In a standard resale under Nevada law, the disclosure form is not waivable. NRS 113.130(3) prohibits the seller from requiring the purchaser to waive it. Narrow categories are exempt under NRS 113.130(2), such as foreclosure sales and certain family or fiduciary transfers, but they are exceptions rather than the rule.

Does an as-is addendum stop the buyer from inspecting the property?
No. Most Nevada purchase agreements preserve the buyer's inspection or due-diligence period, typically 7–14 calendar days from acceptance. The buyer can still investigate and can still cancel per the contract's terms. What the addendum usually removes is the buyer's right to demand repairs or credits.

If I list as-is and forget to mention a known leak, am I still protected?
No. Under NRS 113.150(4), a purchaser can recover treble the cost to repair a known defect that was not disclosed, plus court costs and reasonable attorney's fees. As-is language does not shield an intentionally hidden defect. The right approach is to disclose it and negotiate the price accordingly.

Do vetted cash investors always require an as-is addendum in Nevada?
Most do, because their business model assumes they take the repair risk. What varies is the inspection window, the earnest money, the assignment clause, and the closing timeline. A seller-first agent will help you compare those written terms side by side rather than deciding on price alone.

How Yvonne Khoo Handles This

Yvonne Khoo, NV Lic. S.0069489.PC, represents the seller — not the investor. Through a vetted network of third-party cash investors, she presents the property and helps the seller compare written offers. The seller decides whether to accept, negotiate, list traditionally, or do nothing. No upfront fees. No obligation to accept.

For sellers weighing an as-is sale, Yvonne runs the As-Is Sale Decision Review: completing the disclosure honestly, pricing the repair risk, modeling net proceeds on both paths, defining the due-diligence window in writing, and reviewing the actual addendum language before signing. Compensation is 2.75% of sale price plus a $500 transaction fee, disclosed in writing and paid through escrow. Sell Vegas House for Cash aims to present at least one written investor offer within 3 business days, subject to the property and transaction. Cash-sale closings may occur in 7–21 days, subject to written terms, title, escrow, seller authority, buyer review, and applicable law.

Related reading on sellvegashouseforcash.com

• Selling your Las Vegas home as-is: what homeowners need to know
• The paperwork you actually need to sell a Nevada house for cash
• What to do before accepting a cash offer on your Las Vegas house

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Written for Sell Vegas House for Cash by Yvonne Khoo, NV Lic. S.0069489.PC, eXp Realty. Yvonne is an eXp ICON Agent representing home sellers across Southern Nevada — Las Vegas, Henderson, North Las Vegas, Summerlin, Paradise, Enterprise, Boulder City, Mesquite, and Pahrump.