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Nevada: what an unlicensed TC can do

What an unlicensed transaction coordinator may do in Nevada, what needs a license, and the one rule that catches TCs out.

Nevada unlicensed transaction coordinators: administrative tasks you can do, and activities that require a license

The short version

Unlicensed assistants work under the direction of a licensee and their supervising broker.

You may (administrative)

  • Organize files, and draft and assemble transaction documents
  • Draft routine correspondence and deliver documents
  • Follow up on the administrative side of a loan after a licensee has negotiated the contract
  • Schedule routine inspections and arrange routine repairs
  • Research and obtain documents from public records
  • Transmit listings and changes to the MLS
  • Witness signatures, and act as a courier for documents and keys
  • Bookkeeping, and recording and depositing trust funds, under the broker's direction

Needs a license

  • Complete blank portions of a residential purchase agreement or its addenda, or draft contract terms
  • Present or negotiate offers, give listing presentations or interview buyers
  • Advise a client about a contract, brokerage agreement, title, financing or closing
  • Show property, or answer questions about a listing (price, square footage, age)
  • Contact or solicit prospective buyers, sellers, landlords or tenants
  • Negotiate commissions or referral fees, or receive a referral fee
The Nevada line: assembling paperwork is not completing the contractNevada lets an unlicensed assistant draft and assemble transaction documents, but not "complete blank portions of a residential purchase agreement and/or associated addenda." Typing the terms into a purchase agreement, counter offer or repair addendum is a licensee's job, even when the agent tells you what to write.

A practical example

You can:
Schedule the home inspection.
Refer to the agent:
Fill out the repair addendum.

If you do licensed work anyway

The Real Estate Commission can fine an unlicensed person who knowingly does work that needs a license, and anyone who knowingly helps them, up to the money gained or $5,000, whichever is greater (NRS 645.235).

Your broker is responsible too

Brokers must make sure unlicensed assistants, whether the broker employs them or an agent does, stay out of licensed activity (NAC 645.600). Agree in writing with your broker and agents on what you'll handle.

If you hold a Nevada license

A Nevada salesperson or broker license lets you complete contracts and do licensed work under your broker's supervision. Some Nevada TCs get licensed for exactly this reason.

How Closima handles it

Closima asks once whether you hold a Nevada license. If you don't, purchase agreements and addenda go to your agent with a link: they check every value and complete the form, and Closima records that a licensee completed it. If you do, you fill them in yourself and send them to your agent for approval before they go out. Everything else (deadlines, documents, emails, other forms) works as usual.

Source: Nevada Real Estate Division, Informational Bulletin #010: Unlicensed Assistants / Virtual Assistants (Revised 08/24/2022).

General information, not legal advice. Rules change, and your broker's policies may be stricter: confirm your duties with your supervising broker and your state's real estate regulator.

See also: Nevada contract deadlines · How to become a transaction coordinator

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