Disclosures and Consumer Protection
Required disclosures
Layered disclosure is the theme. The agent delivers the agency disclosure at first substantive contact. A residential resale seller delivers the state seller's real property disclosure form covering known defects and conditions, and it should reach the buyer before signing - late delivery can create a rescission right. Common-interest properties require the association's resale package. Federally, pre-1978 housing requires the lead-based paint pamphlet and disclosure. When the licensee is a principal to the deal, or is related to a party, that interest must be disclosed in writing.
Fair housing and advertising
Federal protected classes apply in Nevada, and state law adds classes such as sexual orientation, gender identity or expression, and source of income. Watch for the classic violations: refusing service, steering buyers to neighborhoods by race, blockbusting (panic selling), and redlining. Advertising must identify the brokerage; ads that hide the broker's identity, or that misrepresent services, violate licensing rules and the state deceptive trade practices act.
Material facts and money
Disclose material facts - water intrusion, unpermitted additions, neighbor disputes, deficient systems. Do not, however, volunteer protected health information about occupants. Referral fees to unlicensed persons, undisclosed kickbacks from vendors, and unearned fee splits are prohibited.
Worked example: An agent advertises "Charming 3/2 - call 555-0100" with no brokerage name. Even if the property details are accurate, the ad violates the rule requiring the broker's name; a blind ad is not a technicality.