Nevada Due Diligence Period and Purchase Agreement Deadlines

The Nevada due diligence period, in short: in the GLVAR Residential Purchase Agreement it's the number of calendar days written into Section 7, counted from the date of Acceptance. By the end of it the buyer must cancel in writing, getting the earnest money back, or resolve objections in writing with the seller; doing neither waives the Due Diligence Condition.

More on this topic: Contract deadlines by state, every guide in one place.

This guide follows the Greater Las Vegas Association of REALTORS form (Rev. 03/23), the edition GLVAR posts publicly, with section numbers so you can check your copy. Forms from other Nevada associations, or a later GLVAR revision, may differ, so check the footer. It's general information, not legal advice; the executed agreement controls. Other states: see the deadlines in a purchase contract or California contingency removal deadlines.

Key takeaways

• Due diligence is optional: Section 7 has a box for whether the buyer's obligation is or is not conditioned on it, and the number of calendar days is a blank with no default.
• Acceptance is the date both parties have signed and the agreement and all counteroffers have been delivered to both of them (Section 23); every acceptance-based count starts there.
• Earnest money is deposited within one business day of acceptance, or the number of business days written in if it's wired, and escrow opens by the end of one business day after acceptance.
• Inspections not done, and repair requests not delivered, within the due diligence period are waived (Section 7D).
• The HOA resale package gives the buyer until midnight of the fifth calendar day after receipt to cancel, and a right to cancel if it hasn't arrived within 15 calendar days of acceptance (Section 10).

What is the due diligence period in Nevada?

It's the buyer's window to check the property: inspections, insurability, flood zones, zoning and anything else that matters to the buyer (Section 7A). Inspections must be non-invasive and non-destructive, carried out through licensed and bonded contractors or other qualified professionals, and the seller provides reasonable access. The seller must have gas, power, water and operable pilot lights on for the investigations and through close of escrow, and the inspections clause says within two business days after Acceptance (Section 7D).

The period is a blank: “Buyer shall have _____ calendar days following the date of Acceptance”. The form has no default, so a contract with the box checked and the blank empty needs an answer from both agents on day one. If the box says the buyer's obligation is not conditioned on due diligence, Sections 7A to 7C don't apply at all.

How does the Nevada due diligence period end?

If the results are unacceptable in the buyer's sole discretion, the buyer has two choices, both due no later than the Due Diligence Deadline (Section 7B):

1. Cancel by written notice to the seller. The earnest money is released to the buyer without the seller's further written authorization. If the cancellation relies on an inspection report, the buyer gives the seller a copy with the inspector's name, address and phone number (7A). Any cancellation notice also goes to escrow at the same time (Section 24B).
2. Resolve the objections in writing with the seller, usually an addendum both sign.

If the buyer does neither, the Due Diligence Condition is waived (Section 7C). A repair request on its own doesn't stop the clock: unless the seller agrees in writing by the deadline, the buyer must cancel or lose the right. Section 7D adds that any inspection not completed, with requested repairs not delivered to the seller, within the period is waived, along with the seller's liability for repairs that inspection would reasonably have found. See the repair request process.

What are the other deadlines in a Nevada purchase agreement?

Close of escrow means recordation of the deed in the buyer's name (Section 23). An additional deposit, if any, is due by the date written in Section 1B, and the form asks whether it counts as part of the earnest money.

Are Nevada contract deadlines calendar days or business days?

Both, and the form says which for each one. Section 23 defines a Business Day as excluding Saturdays, Sundays and legal holidays, and a Calendar Day as a calendar day “from/to midnight” unless the agreement says otherwise. Due diligence, appraisal, loan, seller disclosure and walk-through periods are calendar days; earnest money, escrow opening, utilities, title review and the HOA request are business days. Time is of the essence (Section 27).

The form doesn't list which legal holidays count, so for business-day deadlines that cross a holiday, agree the date with escrow. Only close of escrow is moved off a weekend or holiday by the form; a due diligence deadline that lands on a Sunday stays on Sunday. See calendar days vs business days.

How does the HOA resale package affect the timeline?

If the property is in a common-interest community, the seller provides the resale package at the seller's expense. The seller must request it within two business days of Acceptance and give it to the buyer within one business day of receiving it (Section 10). As the agreement words NRS 116.4109, the buyer may then cancel without penalty until midnight of the fifth calendar day after receiving the package, by hand delivery, prepaid mail or electronic transmission to the seller or the seller's agent. If the buyer hasn't received the package within 15 calendar days of Acceptance, the buyer may cancel in full without penalty.

This right runs separately from due diligence and can end after it. Without a timely written cancellation, the package is deemed approved.

What does a Nevada due diligence timeline look like?

Here's one worked through with sample numbers in the blanks:

The title rows treat Veterans Day as a legal holiday; confirm with escrow. The dates are illustrative; the executed agreement controls. For your own file, the free real estate deadline calculator lists the acceptance-based dates at once, and the business days calculator counts the business-day ones and lets you add any extra holidays.

What happens if you miss a deadline in Nevada?

Most of the buyer's contingencies are written as waivers: miss the due diligence, appraisal or loan deadline without a written cancellation and that contingency is gone (Sections 7C, 2B, 2C). After that, a buyer who doesn't close risks the earnest money: on a buyer default, the seller's sole legal recourse is to keep the earnest money as liquidated damages (Section 18C). An additional deposit not counted as earnest money is released to the buyer. On a seller default, the buyer keeps all legal and equitable rights, including specific performance (18B).

Before any legal action, the parties agree to mediate, though a buyer's claim for specific performance is excluded (18A). When an agreement is properly cancelled under its terms, the buyer gets the earnest money back, and neither side is reimbursed for inspection or appraisal costs (Section 17). See what happens if you miss a contingency deadline and the earnest money deadline.

Which Nevada documents go with these deadlines?

How do you track Nevada due diligence deadlines without missing one?

On day one, confirm the Acceptance date under Section 23, check whether the due diligence box is marked and ask about any blank with no number. Enter the acceptance-based dates, then add the chained ones as they happen: the title review when the report arrives, the seller's title cure when objections go out, and the HOA cancellation deadline when the resale package is received.

In Closingbird, due diligence is “10 days after acceptance” (or your number), counted from the day after, as the calendar-day blanks read; earnest money and escrow opening are “1 business day after acceptance” and seller disclosures “5 days after acceptance”. Closingbird's business days skip weekends and US federal holidays only, not Nevada's own legal holidays, and it doesn't move a close of escrow that falls on a weekend or holiday: check those dates. For the title review, the title cure and the HOA package deadline, which run from receipt, set a fixed date. Contract reading covers about the first 12,000 characters of a long document, so check that dates later in the eleven pages came through (see how contract reading works). Each owner gets a morning reminder. See deadline tracking and business days vs calendar days.

Frequently asked questions

How long is the due diligence period in Nevada?

As long as the parties write into Section 7 of the GLVAR Residential Purchase Agreement. The form has a blank for calendar days after Acceptance and no default; check your contract.

Can a Nevada buyer get the earnest money back during due diligence?

Yes. If the buyer cancels in writing by the Due Diligence Deadline, the earnest money is released to the buyer without the seller's further written authorization (Section 7B).

What happens if a Nevada buyer misses the due diligence deadline?

If the buyer hasn't cancelled or resolved objections in writing, the Due Diligence Condition is waived (Section 7C), and uninspected items are waived too (7D).

When is earnest money due in Nevada?

Unless it's presented with the offer, it's deposited within one business day of Acceptance, or within the business days written in if it's wired (Section 1A).

How long does a Nevada buyer have to review the HOA documents?

Until midnight of the fifth calendar day after receiving the resale package, as Section 10 words NRS 116.4109; if the package hasn't arrived within 15 calendar days of Acceptance, the buyer may cancel.

Do Nevada due diligence days include weekends?

Yes. The due diligence period is in calendar days, and the form only moves close of escrow, not other deadlines, off a weekend or holiday.

Run it in Closingbird

Upload a Nevada purchase agreement, check the due diligence and escrow dates Closingbird fills in, and give each deadline an owner who gets a morning reminder. Start a free trial (14-day free trial, no credit card required) or see pricing.

Related reading

• The deadlines in a purchase contract
• California contingency removal deadlines
• Utah REPC due diligence deadline
• Arizona contract deadlines
• Calendar days vs business days
• Free real estate deadline calculator

Sources

Checked in October 2026. Rules and prices change, and many vary by state, so confirm with the source, your state's real estate commission or your broker before you rely on them.

• Greater Las Vegas Association of REALTORS: Residential Purchase Agreement (Joint Escrow Instructions), Rev. 03/23, ©2022, posted by GLVAR October 2023 (no later public edition found on October 30, 2026)
• Federal Reserve Board: K.8, Holidays Observed by the Federal Reserve System 2026-2030