Estate Inventory and Appraisement Requirements in Nevada

At a glance

Requirements one by one

Filing, waiver, and oath

Nev. Rev. Stat. § 144.010 gives the personal representative 120 days after letters issue to file a true inventory and appraisement or record of value with the clerk. The court may extend the time for good cause. All interested persons may instead waive preparation and filing of the inventory, appraisement, verified record of value, or both by unanimous written consent.

The filing is oath-backed. Under Nev. Rev. Stat. § 144.070, the representative must take and subscribe an oath before a person authorized to administer oaths. The oath, endorsed on or attached to the inventory, covers all known or possessed estate property, money belonging to the decedent, and the decedent's just claims against the representative.

Property and valuation routes

Nev. Rev. Stat. § 144.040 reaches the decedent's estate wherever situated if it is subject to the Nevada court's jurisdiction. It requires real and personal property; detailed receivables, partnership and other interests, bonds, mortgages, notes, and other payment securities; mortgages on estate property; the ascertainable community-versus-separate character; and money received by the representative.

Claims against the representative are not erased by naming that person in the will. Nev. Rev. Stat. §§ 144.050-.060 require those receivables or demands to be inventoried and preserve creditor rights despite attempted discharge or devise language.

Nev. Rev. Stat. §§ 144.020-.030 divide valuation by asset and certainty. A qualified, disinterested appraiser may determine death-date fair market value when an asset's value is reasonably doubtful. A certified public accountant or other valuation expert may value the decedent's interest in a business entity. The professional must certify willingness to value honestly and impartially, and each item worth more than $500 must be separately stated.

Where value is not reasonably doubtful and the asset is effectively cash, the representative files a verified record of value instead of an appraisement. The same route is available for household furniture and furnishings reasonably believed to be worth less than $30,000, subject to an interested person's good-cause petition for appraisal. A separate court-order route may permit a record of value or waive both appraisal and the record when no sale or in-kind division is expected and no interested person is prejudiced.

Copies, redaction, and inspection

An interested person may request a known-asset list beginning 60 days after letters issue, and the representative must respond within 10 days. If an interested heir did not already request and receive that list, § 144.010 generally requires the representative to mail the filed inventory within 10 days to interested heirs in intestacy, devisees under a will, or both groups during a will contest, and file proof of mailing.

The representative may file a redacted inventory to protect the decedent, estate, or an interested person. Account numbers, Social Security numbers, and values may be removed from the filed version, but the court or an interested person may request inspection of the full inventory. The court may also require identifying and value information or an in-camera inventory.

Supplementation and enforcement

Nev. Rev. Stat. §§ 144.080-.090 require a supplementary inventory within 20 days after omitted property comes into the representative's possession or knowledge. The complete current Chapter 144 states no separate correction or reappraisal procedure solely for a disputed description or value.

For a missed initial or supplemental filing, the court may revoke the representative's letters. It may charge the enforcing interested person's fees and costs to the bond or, without a bond, personally to the representative. Gross negligence or willful misconduct that injures the estate can also create liability on the bond.

What trips people up

The mailing exception is narrow. It applies when an interested heir requested and received the statutory asset list; it does not turn the list-request route into a general waiver of the filing itself.

Redaction does not eliminate access to the values. The filed inventory may omit values, but the court or an interested person can require the full version for inspection.

Common questions

Can everyone agree not to file the inventory?

Yes, if all interested persons unanimously consent in writing to waive the applicable inventory, appraisement, verified-record requirement, or both. A single person's consent is not enough.

Does every asset require a professional appraisal?

No. Chapter 144 permits a qualified disinterested appraiser for reasonably doubtful values, provides a CPA or expert route for business interests, and uses verified records of value for specified readily valued assets and qualifying household goods.

When is a later-discovered asset reported?

Within 20 days after the property comes into the representative's possession or knowledge, through a supplementary inventory filed in the same manner as the original.

Statutes and sources

• Nev. Rev. Stat. § 144.010 — deadline, waiver, asset-list request, copies, redaction, and court access. The representative generally files within 120 days after letters issue, subject to extension or unanimous written waiver. Official Nevada Revised Statutes (accessed August 10, 2026).
• Nev. Rev. Stat. §§ 144.020-.030 — appraisal and verified-record routes. These sections address doubtful values, cash-like assets, household goods, business interests, impartial certification, and separately stated items over $500. Official Nevada Revised Statutes (accessed August 10, 2026).
• Nev. Rev. Stat. §§ 144.040-.060 — inventory contents and claims. The inventory covers court-jurisdiction property, ownership character, mortgages, money, securities, and specified receivables. Official Nevada Revised Statutes (accessed August 10, 2026).
• Nev. Rev. Stat. § 144.070 — representative's oath. The oath must be taken before an authorized oath officer and endorsed on or attached to the inventory. Official Nevada Revised Statutes (accessed August 10, 2026).
• Nev. Rev. Stat. §§ 144.080-.090 — enforcement and supplementary inventory. Later property is due within 20 days after discovery, and the court may revoke letters or impose stated cost and bond consequences. Official Nevada Revised Statutes (accessed August 10, 2026).