Deed Upon Death

DEED UPON DEATH

NRS 111.655 to 111.699

This deed-only template follows the form authorized by NRS § 111.695. For separate revocation and Death of Grantor Affidavit forms, use the corresponding Nevada forms authorized by NRS §§ 111.697 and 111.699.

RECORDING INFORMATION

Assessor's Parcel Number: [________________________________]

After Recording Return To:

[________________________________]

[________________________________]

[________________________________]

STATUTORY CONVEYANCE

I (We), [________________________________] (Owner or Owners), hereby convey to [________________________________] (Beneficiary or Beneficiaries), effective on my (our) death, all right, title, and interest in the real property commonly known as [________________________________], City of [________________________________], County of [________________________________], State of Nevada, or located in the County of [________________________________], State of Nevada, and more particularly described as follows:

LEGAL DESCRIPTION

[________________________________]

[________________________________]

[________________________________]

[________________________________]

Together with all improvements, tenements, hereditaments, and appurtenances, including easements and water rights, if any, belonging or appertaining to the property, and any reversions, remainders, rents, issues, or profits thereof.

MULTIPLE-BENEFICIARY VESTING — COMPLETE ONLY IF APPLICABLE

If more than one beneficiary is named, the beneficiaries will take title as:

☐ Joint tenants with right of survivorship

☐ Tenants in common

☐ A married couple as community property

☐ Community property with right of survivorship

☐ Other tenancy recognized in Nevada: [________________________________]

☐ Sole and separate property of the named beneficiary or beneficiaries

NRS § 111.673 permits the deed to specify these forms of ownership. Nevada counsel should draft or review any unequal shares or other special vesting terms.

REQUIRED STATUTORY NOTICE

THIS DEED IS REVOCABLE. THIS DEED DOES NOT TRANSFER ANY OWNERSHIP UNTIL THE DEATH OF THE GRANTOR(S). THIS DEED REVOKES ALL PRIOR DEEDS BY THE GRANTOR(S) WHICH CONVEY THE SAME REAL PROPERTY PURSUANT TO NRS 111.655 TO 111.699, INCLUSIVE, REGARDLESS OF WHETHER THE PRIOR DEEDS FAILED TO CONVEY THE ENTIRE INTEREST OF THE GRANTOR(S) IN THE SAME REAL PROPERTY.

THE UNDERSIGNED HEREBY AFFIRMS THAT THIS DOCUMENT SUBMITTED FOR RECORDING DOES NOT CONTAIN A SOCIAL SECURITY NUMBER.

SIGNATURES

Date: [__/__/____]

Owner Signature: ________________________________________

Printed Name: [________________________________]

Date: [__/__/____]

Additional Owner Signature: ________________________________________

Printed Name: [________________________________]

ACKNOWLEDGMENT

STATE OF NEVADA

COUNTY OF [________________________________]

On this [____] day of [________________________________], [____], before me, [________________________________], a notary public, personally appeared [________________________________], personally known to me or proved to me on the basis of satisfactory evidence to be the person or persons whose name or names are subscribed to this instrument, and acknowledged that the person or persons executed it.

Notary Public Signature: ________________________________________

Printed Name: [________________________________]

My Commission Expires: [__/__/____]

[NOTARIAL SEAL]

OWNER'S LEGAL CHECKLIST

1. Confirm capacity. The capacity required to make or revoke a deed upon death is the same as the capacity required to make a will. NRS § 111.679.

2. Confirm title and survivorship rights. If property is held in joint tenancy with right of survivorship or as community property with right of survivorship, a deed conveying every owner's interest becomes effective at the death of the last surviving owner. If the deed does not convey every owner's interest, it becomes effective at the creating owner's death only if that owner is the last survivor. NRS § 111.675.

3. Name each beneficiary and vesting. Nevada permits one or multiple beneficiaries and permits the deed to specify recognized forms of co-ownership or sole-and-separate-property treatment. NRS §§ 111.671, 111.673.

4. Record before death. The deed is valid only if it is executed and recorded as provided by law in the county where the property is located before the owner's death or, when applicable, the death of the last surviving owner. NRS § 111.681.

5. Understand the lifetime effect. Notice, delivery, acceptance, and consideration are not required. During the owner's life, the deed does not impair the owner's right to transfer or encumber the property, create a beneficiary interest, expose the property to a beneficiary's creditors, or affect the owner's or beneficiary's eligibility for public assistance. NRS §§ 111.683, 111.685.

6. Understand later transfers and deeds. A lifetime transfer of the owner's interest to another person makes the deed upon death void. If the owner records more than one deed upon death for the same property, the deed last recorded before death is effective. NRS § 111.677.

7. Understand claims and liens. The beneficiary receives the property subject to liens existing at death. If probate assets are insufficient, the estate may enforce an allowed claim or a statutory allowance to a surviving spouse or child against the transferred property. NRS §§ 111.689, 111.691.

8. Understand Medicaid recovery. The deed-upon-death statutes do not limit recovery of Medicaid benefits. NRS § 111.693.

PRE-RECORDING CHECKLIST

☐ Compare every owner's name and the legal description with the current recorded title.

☐ Determine whether the property is held with a right of survivorship.

☐ Identify every beneficiary by full legal name.

☐ State the intended vesting if multiple beneficiaries are named.

☐ Confirm that the deed contains no Social Security number.

☐ Have every owner making the deed sign before the appropriate notarial officer.

☐ Record the deed before the applicable owner's death with the recorder for the county where the property is located.

☐ Obtain Nevada legal review concerning title, ownership, beneficiary vesting, liens, creditor claims, and public-benefit recovery.

SOURCES AND REFERENCES

• Nevada Legislature, NRS Chapter 111 (current through the 2025 legislative session)
• Nevada Legislature, NRS § 111.695 statutory deed form

This template is provided for informational and educational purposes only. It does not constitute legal advice. Consult a Nevada attorney before executing or relying on a deed upon death.