DISCLAIMER: For informational and educational purposes only. Nothing here is legal advice, a title opinion, or a commitment to insure, and no attorney-client relationship is created. No one may rely on this content for any transaction or legal decision. Coverage is governed solely by the terms of an issued policy or commitment, and requirements vary by state and underwriter. Consult your own attorney and underwriter. Views are my own and not those of my employer.

Title in a Minute with Shawn Tidwell

State Library

Nevada

Mechanics' liens, recording formalities, future advances, subdivision rules, title premiums and recording taxes in Nevada, in plain English with statute cites. Last researched Oct 2026.

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Title in a Minute · www.titleinaminute.com/library/states/nevada · Printed reference copy.

DISCLAIMER: For informational and educational purposes only. Nothing here is legal advice, a title opinion, or a commitment to insure, and no attorney-client relationship is created. No one may rely on this content for any transaction or legal decision. Coverage is governed solely by the terms of an issued policy or commitment, and requirements vary by state and underwriter. Consult your own attorney and underwriter. Views are my own and not those of my employer.

Key quirkHOA superpriority: part of an HOA lien primes the first deed of trust.

Nevada at a Glance

Topic Nevada answer Where it comes from
Notice of right to lien Required from claimants not contracting with the owner (labor-only excepted); covers work from 31 days before the notice NRS 108.245
Notice of lien Recorded within 90 days after the latest of completion or the claimant's last work, or 40 days after a recorded notice of completion NRS 108.226
Enforcement Within 6 months after recording the notice of lien NRS 108.233
Priority Liens beat encumbrances attaching after construction began, regardless of when the lien is recorded NRS 108.225
Release bond 1.5 times the lienable amount NRS 108.2413, 108.2415
Recording act Race-notice: unrecorded conveyance void against a later good-faith purchaser for value who records first NRS 111.325
Deed transfer tax Real property transfer tax per $500: $1.25 (counties 700,000+) or $0.65 (smaller), plus $1.30 statewide, so $2.55 total in Clark; Washoe's published rate is $2.05; buyer and seller jointly liable NRS 375.020, 375.023, 375.030; Washoe County Recorder
Mortgage/indebtedness tax None (no state statute)
Future advances Priority from recording, even for optional advances made with notice of an intervening lien NRS 106.370
HOA superpriority Part of an HOA lien primes the first deed of trust NRS 116.3116
Title premium regulation Rate schedules and forms filed and approved (deemed approved unless disapproved within 30 days); no use until approved NRS 692A.120

1. Mechanic's Lien Rules

Plain English

Nevada claimants who didn't contract with the owner (other than those who supply only labor) must deliver a notice of right to lien to the owner. It covers work from 31 days before the notice and everything after, so late notice loses the early work. To perfect the lien, a claimant records a notice of lien with the county recorder within 90 days after the latest of completion of the project or its own last work, or within 40 days after the owner records and serves a valid notice of completion. The claimant then has 6 months to sue. Liens reach back to the start of construction, beating any mortgage recorded after that, no matter when the lien itself is recorded. A lien can be released with a surety bond of 1.5 times the lien amount.

Key Rules

Notice of right to lien (NRS 108.245). Delivered in person or by certified mail; covers work 31 days before and after; prime contractors and direct sellers to the owner exempt.

Notice of lien (NRS 108.226). 90 days after the latest of completion or last work; 40 days after a recorded and served notice of completion.

Duration (NRS 108.233). 6 months after recording unless suit is filed or a recorded written extension.

Priority (NRS 108.225). Preferred to encumbrances attaching after construction began, or unrecorded and unknown at that time.

Surety bond (NRS 108.2413, 108.2415). 1.5 times the lienable amount; recorded and served.

Practice Points

  1. Find out when construction started. Any mortgage recorded after that is exposed.
  2. Record a notice of completion to shorten the window to 40 days.
  3. Bond around liens at 1.5 times, recorded and served.

Citations

2. Execution and Notarization Requirements for Recording

Plain English

Nevada is a race-notice state: an unrecorded conveyance is void against a later good-faith buyer for value whose deed is recorded first. The real property transfer tax is charged per $500 of value: $1.25 in counties of 700,000 or more (Clark) or $0.65 in smaller counties, plus a statewide $1.30. That makes $2.55 per $500 in Clark. Washoe County's published rate is $2.05. A declaration of value accompanies the deed. Nevada's Electronic Notarization Enabling Act lets a registered electronic notary public, physically in Nevada, notarize by audio-video communication (NRS 240.181 to 240.206).

Key Rules

  • Recording act (NRS 111.325). Race-notice.
  • Transfer tax (NRS 375.020, 375.023, 375.026). Rates per $500 as above.
  • Declaration of value (NRS 375.060).
  • Exemptions (NRS 375.090).
  • Remote notarization (NRS 240.181 to 240.206). Electronic notary registered with the Secretary of State (NRS 240.192) may use audio-video communication while physically in Nevada.

Practice Points

  1. Record promptly.
  2. Compute the transfer tax by county.
  3. Check exemptions claimed on the declaration of value.

Citations

3. Securing Future Advances

Plain English

Nevada has a full future-advance statute (NRS 106.300 to 106.400). The priority of a lien for future advances dates from recording, whether advances are obligatory or optional and even if the lender knows of an intervening lien. An amendment that raises the maximum gets priority only from the amendment's recording for the excess. The borrower can send a notice of election to terminate future advances; the lender must then record a statement within 4 business days. Nevada also has an HOA superpriority lien: part of an HOA's assessment lien primes the first deed of trust, and a foreclosure of that part can wipe the deed of trust out. In Deutsche Bank National Trust Co. v. Collegium Fund LLC Series 16, 142 Nev. Adv. Op. No. 1, No. 88184 (Jan. 8, 2026), the homeowner's payments were enough to satisfy the superpriority portion, so the HOA sale did not wipe out the first deed of trust (see also SFR Investments Pool 1, LLC v. U.S. Bank, N.A., 130 Nev. 742, 334 P.3d 408 (2014)).

Key Rules

  • Priority (NRS 106.370). From recording, regardless of optional advances or notice of intervening liens; increases in the maximum date from the amendment.
  • Termination (NRS 106.380). Borrower's notice; lender records a statement within 4 business days.
  • HOA superpriority (NRS 116.3116(3)). Primes a first security interest for up to 9 months of budgeted assessments before the notice of default, certain nuisance-abatement charges (NRS 116.310312), and capped collection costs (shorter if Fannie Mae or Freddie Mac rules require).

Practice Points

  1. HELOC payoffs: use the NRS 106.380 termination notice.
  2. Check HOA status on every Nevada loan; get the superpriority amount paid.
  3. Watch maximum-amount amendments for priority gaps.

Citations

4. Subdivision Statutes and Regulations

Plain English

Nevada subdivision maps, parcel maps, and divisions into large parcels are governed by NRS chapter 278. A subdivision is a division into five or more lots for transfer or development (NRS 278.320); a division into four or fewer lots needs a parcel map (NRS 278.461) unless an exemption applies. Local governing bodies approve maps before they are recorded.

Key Rules

  • Subdivision maps (NRS 278.320 et seq.). Five or more lots; tentative and final maps.
  • Parcel maps (NRS 278.461 et seq.). Four or fewer lots; filed with the planning commission with proof that property taxes are paid.

Practice Points

  1. New parcel? Confirm the recorded map.
  2. Read map notes and dedications.
  3. Check CC&Rs for HOA assessment liens.

Citations

5. Title Premium Rates

Plain English

Each Nevada title insurer must file all rate schedules, schedules of charges, and forms with the Commissioner of Insurance, including preliminary reports, commitments, and policies. Closing protection letters and reinsurance agreements don't have to be filed. A filed form or schedule is approved unless the Commissioner disapproves it within 30 days, and it can't be used until approved. Title agents and escrow officers are licensed under the same chapter.

Key Rules

  • Filing (NRS 692A.120). Rate schedules, schedules of charges, and forms.
  • Exceptions (NRS 692A.120(2)). Reinsurance, closing protection letters, specific excepted defects.
  • Fee schedule display (NRS 692A.140).
  • Approval (NRS 692A.120(3), (4)). Deemed approved unless disapproved within 30 days; no use until approved.

Practice Points

  1. Quote from the company's filed Nevada schedule.
  2. Display the fee schedule as required.
  3. No unfiled charges.

Citations

6. Recording Taxes & Fees on Deeds and Mortgages

Plain English

Nevada's real property transfer tax is charged per $500 of value: $2.55 in Clark County and $2.05 in Washoe County, lower in rural counties. Buyer and seller are both legally liable; the contract decides who actually pays. A declaration of value is filed with the deed. Nevada has no mortgage tax.

Key Rules

(a) Deed transfer, conveyance or excise tax

  • Rate. County tax $1.25 per $500 in counties of 700,000 or more, $0.65 elsewhere (NRS 375.020), plus $1.30 statewide (NRS 375.023). Clark totals $2.55. Washoe County's recorder publishes a rate of $2.05. NRS 375.026 lets counties under 700,000 add up to 5 cents per $500.
  • Liability. Grantor and grantee are jointly and severally liable (NRS 375.030); the purchase contract allocates payment.
  • Declaration of value (NRS 375.060).

(b) Mortgage, indebtedness or intangible tax

  • None. Nevada has no mortgage, indebtedness or intangible tax on recording a mortgage or deed of trust, so future advances, credit lines, refinances and modifications carry no state recording tax (only recording fees).

(c) Other recording taxes and fees

  • County recorder fees (NRS 247.305(1)(a)). $25 for recording a document, unless another statute sets the fee.

Practice Points

  1. Worked example (Clark, $400,000): $2,040.
  2. No mortgage tax on loans.

Citations

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