Nevada Transfer on Death Deed
A Nevada transfer on death deed, called a deed upon death, names a beneficiary to receive your home without probate. It must be notarized and recorded with the county recorder before you die. Attorney review available.
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Introduction
A transfer on death deed in Nevada, which the Nevada Revised Statutes call a deed upon death, is a deed you sign and record while you are alive that names a beneficiary to receive your real property automatically when you die, without probate (NRS 111.655 to 111.699). During your life the deed has no effect on your ownership: you keep full control and can sell, mortgage, or revoke it, and the beneficiary has no interest until you die. To be valid in Nevada the deed must be signed and acknowledged before a notary; Nevada does not require witnesses. The deed is valid only if it is executed and recorded with the county recorder of the county where the property is located before the death of the owner, or the death of the last surviving owner (NRS 111.681). Nevada sets no fixed number of days after signing, but recording must happen while you are alive. Nevada provides a statutory form the deed must substantially follow (NRS 111.695). The deed is revocable at any time by recording a revocation before you die, and it cannot be revoked by a revocatory act on the deed itself (NRS 111.697). Your beneficiary takes the property subject to any liens on it at your death (NRS 111.691), and records a Death of Grantor Affidavit after you die to complete the transfer (NRS 111.699). DocDraft builds your Nevada deed upon death from your facts, with attorney review available before you sign.
Key Things to Know
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In Nevada a transfer on death deed is called a deed upon death. It is a deed you record while alive that names a beneficiary to receive your real property automatically at your death, without probate (NRS 111.655 to 111.699).
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During your life the deed has no effect on your ownership. You keep full control and can sell, mortgage, or revoke it, and the beneficiary has no interest in the property until you die (NRS 111.671).
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The deed must be signed and acknowledged before a notary. Nevada does not require witnesses for a deed upon death.
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The deed is valid only if it is executed and recorded with the county recorder of the county where the property is located before the death of the owner or the last surviving owner (NRS 111.681). Recording after death does not work.
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Nevada provides a statutory form the deed must substantially follow (NRS 111.695). You can name multiple beneficiaries and choose how they hold title, such as joint tenants or tenants in common (NRS 111.673).
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The deed is revocable at any time by recording a revocation before you die (NRS 111.697). It cannot be revoked by a revocatory act on the deed, and a later revocation must itself be recorded before death.
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Your beneficiary inherits the property subject to any liens on it at your death (NRS 111.691). After you die, the beneficiary records a Death of Grantor Affidavit with a death certificate and a declaration of value to complete the transfer (NRS 111.699).
Key decisions before you file
Before you file a Transfer on Death Deed in Nevada, a few decisions shape the document: which option to choose and what each one means. The Transfer on Death Deed guide walks through them.
Open the Transfer on Death Deed guideCustomize your Transfer on Death Deed Template with DocDraft
Once your Transfer on Death Deed is ready, you can check whether it needs to be notarized in Nevada in about a minute, and notarize it online through DocDraft if it does.
Nevada Requirements for Transfer on Death Deed
Nevada calls the instrument a deed upon death and requires it to be in substantially the statutory form in NRS 111.695. The deed conveys the interest to a beneficiary and becomes effective on the death of the owner (NRS 111.671).
The full legal description of the property from the current recorded deed, plus the street address and the assessor parcel number. A street address alone is not enough to record the deed with the county recorder.
The full legal name of the beneficiary who will receive the property at the death of the owner, and, if more than one, how they take title such as joint tenants or tenants in common (NRS 111.673). Naming a backup helps keep the property out of probate.
The owner must sign the deed and have the signature acknowledged before a notary. Nevada does not require witnesses for a deed upon death. Without notarization the deed cannot be recorded and is not valid.
The deed is valid only if it is executed and recorded with the county recorder of the county where the property is located before the death of the owner or the last surviving owner (NRS 111.681). Nevada sets no fixed number of days, but record while the owner is alive.
The deed is revocable at any time by recording a revocation with the county recorder before death, by recording a later deed upon death, or by transferring the property (NRS 111.697). A deed upon death cannot be revoked by a revocatory act on the deed itself.
A beneficiary under a deed upon death inherits the property subject to any liens on it in existence on the date of the death of the grantor (NRS 111.691). The deed avoids probate for that property but does not erase a mortgage or other lien.
After the death of the last grantor, the beneficiary records a Death of Grantor Affidavit with the county recorder where the deed was recorded, together with a copy of each grantor death certificate and a declaration of value of the property (NRS 111.699).
Does your Transfer on Death Deed need to be notarized in Nevada?
Whether a Transfer on Death Deed needs to be notarized depends on your state. Upload yours, pick your state, and get the current rule with the official source behind it, free and with no account. If yours does need a notary, online notarization is part of your DocDraft plan.
Check my Transfer on Death DeedFrequently Asked Questions
In Nevada it is called a deed upon death. It is a deed you sign and record while you are alive that names a beneficiary to receive your real property automatically when you die, without probate (NRS 111.671). During your lifetime it has no effect on your ownership: you keep full control and can sell or revoke it, and the beneficiary has no interest until you die. It passes only the property described in the deed.
A Nevada will directs who inherits your property, but the property still passes through probate, the court process that can take many months. A Nevada deed upon death passes the specific real property it names directly to the beneficiary at your death, outside probate. The will covers your whole estate; the deed upon death covers only the real property it describes. Many Nevadans use both, so the deed handles the home and the will handles everything else.
To be valid in Nevada you must sign the deed and have your signature acknowledged before a notary; Nevada does not require witnesses. The deed must be in substantially the statutory form (NRS 111.695). It is valid only if it is executed and recorded with the county recorder of the county where the property is located before the death of the owner or the last surviving owner (NRS 111.681).
A Nevada deed upon death is valid only if it is recorded with the county recorder of the county where the property is located before the death of the owner, or the death of the last surviving owner (NRS 111.681). Nevada sets no fixed number of days after signing, but the deed does not work unless it is recorded while you are alive. Recording promptly after you sign is the safest way to be sure it is on record in time.
Yes. A Nevada deed upon death is revocable at any time while you are alive. You revoke it by recording a revocation with the county recorder before you die, by recording a later deed upon death, or by transferring the property (NRS 111.697). It cannot be revoked by a revocatory act on the deed itself, so you must record the revocation. If more than one owner created the deed, any owner may revoke as to their interest.
No. Under a Nevada deed upon death the beneficiary inherits the property subject to any liens on it in existence on the date of your death (NRS 111.691). The deed avoids probate for that property, but it does not erase a mortgage or other lien, and the property can still be reached to satisfy certain claims against your estate. You should confirm how existing debts affect your situation.
After the death of the last grantor, the beneficiary records a Death of Grantor Affidavit with the county recorder where the deed was recorded, together with a copy of each grantor death certificate and a declaration of value of the property (NRS 111.699). Until the beneficiary records that proof, the public records will continue to show you as the owner. This step completes the transfer of title.
Yes. A Nevada deed upon death lets you name multiple beneficiaries and choose how they take title, such as joint tenants with right of survivorship, tenants in common, or another recognized tenancy (NRS 111.673). Naming an arrangement, and considering a backup if a beneficiary dies before you, helps keep the property out of probate. The statutory form in NRS 111.695 shows how to set this out.