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Recent Blog Posts
Should I use a licensed contractor?
https://youtu.be/BPqY-zjadtg There have been some problems with flipped homes here in Southern Nevada. Reasoning for that being is that some people in our community unfortunately have not been using licensed bond contractors. They rather use someone that is not to be...
Do I need 36 CE hours or 24 to renew my license in January 2020?
24! SB230 was effective July 1, 2019, however, “the Division anticipates the Commission will adopt regulations that prescribe the standards for the continuing education by December 2019.” “If the Commission adopts regulations in December 2019, then by...
What happens if I misplace my CE Certificate?
If you misplace your CE certificate you must contact the school, the course sponsor, or the instructor who presented the course and request a duplicate certificate. The Division does not maintain copies of CE certificates. We recommend you scan and save a copy of your...
Is my education history as reflected on “My Account” on the Division’s website proof of completion of my education requirements?
NO! The education history reflected on your My Account on the Division's website is not proof of completion and should be used for reference ONLY! You are required to submit copies of your Continuing Education (CE) certificates to the Division upon renewal, regardless...
I’m a Nevada real estate broker. I’m confused about Form 546A – Affidavit in Lieu of Form 546. Can you help?
I spoke with Forrest Barbee, Broker, Berkshire Hathaway Homes Services Nevada, and he believes "the top of the old 2012 version [Rev. 03/12/2012] of Form 546A is what caused the confusion." Forrest, opined "the more recent Form 546A [Rev. 05/9/2018] wisely...
Is a broker required to submit an annual Nevada Real Estate Division Form 546A even if the broker does not provide property management services AND does not maintain a property management permit?
According to Jan Holle, Chief Compliance/Audit Investigator for the Nevada Real Estate Division, "Yes. Every broker has to fill out either Form 546 or 546A. Technically, neither form has anything to do with property management or whether a broker has a permit or not....
I’m a Nevada real estate salesperson. Does the Nevada Real Estate Division require me to maintain any real estate transaction documents or is that solely the responsibility of the broker?
According to Jan Holle, Chief Compliance/Audit Investigator for the Nevada Real Estate Division, salespeople and broker salespeople are required to submit transaction documents within the required time frame to their broker that will ultimately make up the broker's...
Which documents does the Nevada Real Estate Division require a broker to maintain in every residential transaction files?
You'll find your answer on page 20 of 54 in the reference manual published by the Education Section of the Nevada Real Estate Division. Click on: TRUST FUND ACCOUNTING AND RECORD KEEPING FOR NEVADA BROKERS.
Avoiding Fixtures & Personal Property Disputes
A primary responsibility of a real estate licensee is to prepare a Residential Purchase Agreement (“RPA”) that reflects “a meeting of the minds.” In today’s vernacular that means having everyone “on the same page.” The listing agent sets the ball in motion...
Is a Broker Required to Have a “hard copy” of NRS 645 & NAC 645 in their Office?
I was recently asked whether I was aware of any legal authority that required a real estate broker to have a "hard copy" of NRS 645 and/or NAC 645, along with any other pertinent and relevant NRS / NAC chapters in their real estate office. I contacted Mr. Jan R....
Can an agent send out holiday cards to past clients offering money to them if they refer a prospect to the agent?
According to Nevada Real Estate Division Chief Compliance/Audit Investigator Jan Holle, "As long as payment is not contingent on the referral closing a transaction, then it would be okay. Agents pay for leads all the time... Zillow, etc." Note: Paying an unlicensed...
Does the Broker Need a Property Management Permit for the Brokerage to Conduct Property Management Activities?
NO! According to colleague Forrest Barbee, "the broker may hire a qualified person who maintains an active property management permit to either act as broker of the property management activities or appoint a qualified person as the designated property manager (see: ...
What is Considered to be a Completed Loan Application?
Let's examine the Greater Las Vegas Association of REALTORS ("GLVAR") Residential Purchase Agreement ("RPA") (Rev. 06/17). On page 1 of 11 paragraph 2: Additional Financial Terms & Contingencies: A. New Loan Application and continuing onto page 2 of 11 it asks...
How Much Money Will I Need to Meet the NRED’s Financial Requirement in Establishing My Own Brokerage?
I'm am not aware of any specific amount that's required. Now, let me provide you with some additional information that I hope will further assist you in the process. You'll have to complete "Instructions for Broker License All Broker Applicants" (Form 508) and "Real...
Current Issues Under Investigation by the NRED
Some of the current issues under investigation by the Nevada Real state Division ("NRED") include the following: 1) Licensees not submitting their mid-term education or submitting mid-term education late. 2) Brokers failing to submit their annual Trust Account...
Why Aren’t the Classes I’ve Taken Showing Up on my NRED “My Account”?
There are several reasons why a CE course or Post-Licensing module does not appear on your Nevada Real Estate Division ("NRED") My Account. Here are a few of the possibilities: (1) The course sponsor did not send in their upload to the NRED (sponsors are required...
Can I Still Renew My License Even If Some of My CE Classes Are Not Showing Up on the NRED’s “My Account”?
Yes! According to the education dept. of the NRED, as long as you have your certificate(s) you can renew. The NRED does not rely upon "My Account" in determining whether you've met your educational requirements.
New State Law Catches Up to Real Estate Practice – Delivery of Cancellation Upon Review of Resale Docs
SB255 amended NRS 116.4109 and now allows for the rescission ("cancellation") of a real estate contract via electronic means after the Common-Interest Community ("CIC") aka, "HOA" resale package has been reviewed by a Buyer. Most agents have always used electronic...
I Didn’t Take My Postlicensing Modules & My Licensing is Expiring.
According to the NRED licensing dept., "we advise licensees to renew inactive and submit Form 580 and pay the renewal fee. No education is required to renew a license in inactive status." You mentioned your license was expiring June 30th, so you should renew inactive...
Can an Owner of a Real Estate Co. Provide the Required Financial Statement On Behalf of the Broker?
Oftentimes, the broker of a real estate company is not the owner. Nevertheless, the broker must show financial responsibility in order to be licensed as the company's broker. In some cases, a prospective broker is unable to meet the NRED's broker licensing financial...