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Nevada State Law
Key Realty School Study Packet
51
Real Estate & Planning
Professional
05/24/2013

Additional Real Estate & Planning Flashcards

 


 

Cards

Term
Nevada Salesperson Education Requirements
Definition
-pass exam
-90 hours instruction (45 law, 45 principle)
Term
Nevada Broker/Broker-Salesperson Education Requirements
Definition
-pass broker exam
-64 college units
-2 years full time experience = 16 college units
*experience can be from any state, any level of licensure
Term
Broker Only
Definition
2 years full time exp
-financial responsibility (enough money to run a brokerage for 180 days)
-May have 2 broker license, 1 personal 1 corporate
Term
property management permit
Definition
-real estate license
-24 hours of instruction in prop mgmt
-property mgmt exam
-designate property mgr (broker/salesperson with 2 of previous four years exp in PM)
Term
business brokerage permit
Definition
-real estate license
-24 hours of instruction in business brokerage
-business brokerage exam
-designated business broker (broker/salesperson with 2 of the previous 4 years experience in BB)
Term
License Renewal Education Requirements
Definition
**First year (initial license)
- 30 hour post licensing course (live classroom)
- Second Year: 12 hours (3 contracts, 3 agency, 3 NV law, 3 ethics)
- Renewal after second year - every 2 years: 48 hrs continuing ed
Term
Sellers Real Property Disclosure - SRPD
Definition
-sellers responsibility to fill out in an residential sale
-to be given to buyer 10 days before closing
-buyer has 4 working days to rescind
-if buyer doesnt receive SRPD, they have until closing to rescind
Term
Disclosure
Definition
-a new or worsening defect must be promptly disclosed
-As Is means seller is not fixing anything they they must still disclose all material facts
Term
Exempt from SRPD
Definition
**New Homes
-Foreclosure (any info gained through the process must be disclosed to buyer)
-Transfer between relatives, all the way to 1st cousin
-Transfer between co-owners
****GOVERNMENT ALWAYS EXEMPT
Term
Stigmatized Properties - what do you NOT have to disclose?
Definition
You DO NOT have to disclose
-homicide, suicide, or death (unless a condition of the property caused the death)
-AIDS virus
-Sex Offender
-Crime (unless a meth lab was involved)
Term
Stigmatized property disclosure is established by who?
Definition
STATE LAW
Term
Asbestos
Definition
Insulation
Term
Radon
Definition
Radioactive gas that you can't smell or see
**Basement - radon never used as a building material
Term
Urea/Formaldehyde
Definition
Insulation
Term
Environmental Impact Study - when is this used?
Definition
used for a PROPOSED project BEFORE building
Term
What is CERCLA?
Definition
Comprehensive Environmental Response Compensation and Liability Act
-super fund used to REMEDIATE hazardous waste (remedy or clean up)
-9 billion dollar fund
Term
Common Interest Community
Definition
-Buyer must be give at the time of contract signing:
- CC&Rs (owers rules they must abide by to live in the HOA)
- Association by-laws (HOA laws they must abide by to BE an HOA)
- monthly assessments
- operating budget (where are they spending your money?)
- financial statement
- pending litigation (dues will go up)
Term
Unpaid HOA Dues...
Definition
can cause your home to be foreclosed on
Term
HOA fines...
Definition
can cause a lien on your house, but not cause it be foreclosed on
Term
NRS 119 - Subdivided Land
Definition
-35 or more parcels (parcel must be vacant piece of property)
-Unit broker
Term
Exemptions to NRS 119 - Subdivided land
Definition
-Larger than 80 acres
-40 to 80 acres (buyer has seen and inspected)
-cemetery lots
-campgrounds
-timeshares
-owner developers, governed by NRS 645
Term
NRS 119A - Timeshares
Definition
-interval ownership
- project broker
- property report
Term
NRS 119B
Definition
Membership Campgrounds
Term
NRS 119 Rules and Procedures
Definition
-Regulated by the NVRED, including advertising
-Property Report
- reviewed and signed by buyer (present, review, get signed. EVERY buyer)
- Buyer has 5 day right to rescind
- Developer must return any monies received w/in 15 days
*Registered representatives may not sell (they get ppl to the meeting, NO SELLING)
Term
Waterfront property
Definition
-property must be touching the water (contiguous to water) and usable
Term
What are the requirements to be a commissioner for Nevada Real Estate Commmission (NREC)
Definition
-must be a US citizen
-NV resident for 5 years
-NV broker for 3 years
-NV broker/salesperson for 5 years
**NO SALESPEOPLE MAY BE COMMISSIONERS
Term
What is the NREC and what are their duties?
Definition
Nevada Real Estate Commission
- 5 member board appointed by the Governor
-Adopts regulations
-approves education courses
-conduct hearings against NV licensees
-Advise the NRED
-SUSPEND OR REVOKE LICENSE. ONLY the commission may do.
Term
What is the NVRED and what are their duties?
Definition
Nevada Real Estate Division
-Employees my not have active NV Real Estate License (conflict of interest)
-Administer the provisions under NAC/NRS - administrator is the boss of RED
-investigate the activities of licensees when warranted
-audit brokerage records when warranted
**may audit you at brokerage or bank w/ NO PRIOR NOTIFICATIOn
-distribute agency forms ( 4- duties owed, consent to act, SRPD, Disclosure booklet of fed and local laws)
-Issue licenses
Term
Consumer Complainted
Definition
Real Estate Division receives complaints
-assigns an employee to investigate
-compiles report and administrator reviews
-They have 3 choices
1)Dismiss
2)negotiate resolution with licensee (can fine you or require CE class)
3)Commission hearing
Term
Commission hearing
Definition
-hearing with in 90 days in front of a 5 member board
-informal decision within 15 days
-formal decision within 60 days
-if decision IN FAVOR of licensse, the decision is final
-if decision AGAINST licensee:
-judicial review (petition court to reverse decision)
-appeal to commission decision within 30 days (another hearing)
-up to $10,000 per offense
Term
Cooperative Brokers Certificate
Definition
-out of state broker
-out of state clients
-NV property
-**Out of state broker cooperates with NV broker
-**NV broker in charge of transaction and money (NV Broker inherits liability)
-Certificate good for ONE year
-can obtain as many as you like, no limitation
Term
What are the requirements for Owner Developers?
Definition
-governed by NRS645
-NV licensed contractor
-Registered with NVRED
-5 or more new homes (legally a subdivision)
-May hire NV licensees for sales people, but they may only sell OD's homes
-Sales Manager is broker/salesperson with 2 of previous 4 years experience, NO SALESPEOPLE
-must have sales manager before hiring licensees
Term
What is the ERRF?
Definition
Education and Research Recovery Fund
-consumer judgements against NV licensees
-*brokers, broker/salespersons, and salespersons pay into fund (at application and renewal)
-not owner developers or sales agent
- $300,000 minimum balance
- $25,000 per judgement
- $100,000 per licensee
- **NV licensee suspended if funds used
-To get license back must pay back the fund with prime +2% intereste
Term
What is required with your license application?
Definition
-18 years or older
-Fingerprint cards, background check
-Education certificate of completion
-statement regarding child support (will be suspended w/in 30 days if not current)
-passing grade for state exam
-application signed and notarized by applicant and broker
Term
What if a licensed is issued in error?
Definition
-NVRED will immediately invalidate license WITHOUT a hearing
-Must return license within 20 days, may have a hearing
Term
Who is not required to have a real estate license?
Definition
-Mgmt activities to preserve physical desirability (ex. lawn mower)
-no sales activity
-collection of rents
-an onsite, 1 site manager
-oversee an HOA
-manage for a gov agency
-bank or banking institution
-corporate office, no addtl compensation (not paid based on production)
-attorney at law (only applies if need arises for a case)
-trustee, executor, administrator
-mining claims
-NV Government agency
Term
Location of office/records of brokerage
Definition
- separate room set aside (if you have 2 business, separate room for each)**files must make sense in case of audit
- brokerage sign must be prominent (not dominant)
-signage at nearest street, sidewalk, or highway
-signage on marquee or directory
-must hang ALL licenses
-keep records for FIVE years from LAST activity
-Notify NVRED within 10 days of any change of address
- **Display Fair Housing Poster - prima fossi evidence
Term
What MUST a NV brokerage do?
Definition
-teach fundamentals of real estate, federal/state/discrimination laws, and ethics
-**supervise activities of licensees, responsible if licensee messes up
-establish policies, rules, and procedures (not required to be written in NV)
Term
How can NV brokers employ agents?
Definition
- Employee - must withhold taxes
- independent contractor - must be in writing and signed by broker and licensee
- 1099 - no taxes withheld
- paid by commission, based on production
Term
NV brokerage agreements
Definition
- may be oral or written
- MUST have end date, NO AUTOMATIC RENEWAL
- duties owed (disclosure statement, MUST be used in ALL transactions)
- Consent to Act (only in a dual agency, written consent of BOTH parties)
Term
offers
Definition
must write and present ALL offers
-no authority to say you will not write an offer
-you shall seek the transaction your client is looking for
Term
deposits/earnest money
Definition
**salesperson MUST turn over all monies to broker NEXT BUSINESS day from receipt
**broker may hold monies WHILE in negotiations
**Broker must act within next banking day from acceptance of an offer
Term
where can the broker deposit earnest money to?
Definition
-Deposit into trust account (must be solely designated for client funds)
- may NEVER commingle/mix money
- may NEVER conversion/use money
- must reconcile monthly and send annual report to NVRED
-deposit to escrow company (most common)
-give to seller
-what all parties agree to in writing**
Term
How long does the salesperson have to get earnest money to broker?
Definition
until end of the NEXT day from day you receive it to get it to the broker
Term
how many accounts MUST a property manager have?
Definition
at least 2 trust accounts - one for rent, one for deposits
Term
Real Estate Commissions - how you get paid
Definition
- All monies MUST go to Nevada BROKERAGE
- **money goes broker to broker then each broker shares with their licensee, even across state lines
- may only pay a licensee
- licensee may only receive payment from their EMPLOYING broker
**exception- gift to and from a client of $100 or less
Term
branch offices
Definition
-brokerage may have as many branch offices as they want
-must have a manager for each
-office manager may only manage ONE branch and be a broker/salesperson with 2 of the previous 4 years experience
Term
advanced fees
Definition
-fee for a service prior to completion of a transaction
-owe accounting to client not the NVRED
-**Cannot guarantee a sales
Term
Advertisements
Definition
- MUST contain brokerage name with prominence, not dominance**
- If NV licensee is selling their own property:
-MUST say for sale by owner/licensee
-CANNOT say owner/REALTOR
Term
What does the term realtor mean?
Definition
-it means you belong to the association of realtors, it is not your title
Term
what must be disclosed with NEW homes
Definition
-gaming districts map (6 months) in county of 400,000
-water and sewer rates
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