Nevada does not require sellers to test for asbestos before listing or selling a residential property. What Nevada does require is disclosure of known material defects. If you are aware that asbestos-containing materials are present in your home, you are required to disclose that. If you have never tested and genuinely do not know, you disclose that you have not tested rather than making a representation about the presence or absence of asbestos.
The practical issue is that buyers of pre-1980 Las Vegas homes increasingly ask about asbestos during due diligence, particularly buyers doing renovation work or buyers represented by informed agents. A seller who has an asbestos inspection report in hand can answer that question directly. A seller who has nothing hands the buyer a reason to either negotiate a price reduction or walk away.
What Typically Happens During Escrow
Buyers of older Las Vegas homes sometimes commission their own asbestos inspection during the inspection period. If that inspection finds asbestos-containing materials, they come back to the seller with one of three requests: remediate before closing, reduce the purchase price, or credit the buyer at closing. Sellers who have already tested and addressed known issues are in a stronger position than sellers who are learning about it for the first time during escrow.
We are called frequently during real estate transactions for both buyer-requested assessments and seller pre-listing inspections. We provide written reports in a format suitable for real estate disclosure and contract purposes. Same-week scheduling is usually available.
When Testing Before Listing Makes Sense
Testing before listing makes sense if you know or suspect asbestos-containing materials are present, if your home was built before 1978, if you are planning any renovation work before listing, or if the property is in a market segment where buyers frequently request asbestos documentation. Many buyers of older Las Vegas homes are investors or flippers planning renovation work, and they will test regardless. Having the report ready removes one negotiating variable.
Call (702) 442-1126 to schedule. Read more about our asbestos testing service.