Nevada NRS 116 Governs HOAs. The Exam Tests Document Order.

Nevada's Duties Owed form must be presented before any documents are signed, and the NRED tests the precise timing against three wrong alternatives.

If your study materials were written before these changes took effect, you may be preparing with information that no longer reflects what the Pearson VUE exam actually tests. This article focuses on three areas where Nevada law has specific requirements that differ from what most national prep courses teach.

The NRED administers real estate licensing in Nevada. The Pearson VUE exam includes 80 state specific questions and 80 national questions, with a passing threshold of 75%. These are the sections that deserve your closest attention before test day.

Common-Interest Communities (CIC)

NRS Chapter 116 creates a governing document hierarchy, with the declaration prevailing over bylaws but NRS 116 overriding both, and the Pearson VUE exam tests whether candidates can rank those priority levels correctly under different scenarios. I know, I know. Another document hierarchy rule. But this one actually matters on the exam, because the NRED specifically writes questions around the override scenario where NRS 116 beats the declaration.

NRS Chapter 116 governs condos, co ops, and HOAs, and the exam tests the hierarchy of governing documents, declaration prevails over bylaws, except where NRS 116 itself overrides, students who can't rank the priority order lose these points.

The exam will test the document delivery package required in Nevada HOA transactions, the buyer's right to cancel after receiving those documents, and which document takes precedence when terms conflict.

SRPD (Seller Disclosure)

Nevada's SRPD has a 10-day delivery requirement and a strict rule about who completes it, and the NRED tests both because candidates regularly assume the agent can handle the form on the seller's behalf. The seller fills it out personally. Full stop. The agent delivers it on time; the agent does not fill it in. That distinction between completing and delivering is exactly what the exam tests.

Nevada requires the SRPD form delivered at least 10 days before conveyance, and the seller, not the agent, must complete it personally, students who assume agents can fill it out answer wrong.

Know the 10-day delivery window, that the seller must personally complete the SRPD rather than delegating to the agent, and what the buyer's remedies are if the form is late or inaccurate.

The SRPD's "seller completes it personally" requirement is a detail that catches candidates who study disclosure generally rather than Nevada's form-specific rules. The NRED places this detail directly in exam questions.

Seller disclosure forms differ in content and scope across the West. Arizona uses the Residential Seller's Property Disclosure Statement, and Utah has its own seller disclosure form with different required fields. Nevada's SRPD is the form the state exam tests specifically, including what must be disclosed and when.

Water Rights Transfers

Nevada treats water rights as real property that transfers with the land unless explicitly excluded by deed. The transfer also involves fees and filings to NDWR that have no equivalent in most other states' closing processes.

Water rights are real property in Nevada that convey with the land unless specifically excluded, and transfers require a $500-per-acre-foot fee plus a recorded deed and Report of Conveyance to NDWR.

Know the transfer fee structure, the reporting requirement to NDWR, and what deed language is required to exclude water rights. The NRED tests each of these elements separately.

Nevada's water rights transfer rules are highly specific, and candidates who know only the general prior appropriation framework will miss questions about the recording and reporting steps that Nevada law actually requires.