THE COMPANY YOU CAN TRUST
Making many parts mesh to run Like Clockwork® is the job of every real estate professional, and it has been a North American Title Company tradition for more than 60 years. That history of performance is part of your assurance that North American Title will deliver what you need on time, every time. North American Title’s nationwide network of o ces gives us insight into local conditions and situations, and provides the basis for personalized service that is responsive, capable and exible. Our size enables us to put customized systems and personnel to work on your behalf; our local presence lets you work with someone who knows you and the challenges of your area. Our premier status in the industry enables us to attract associates whose capabilities and commitment help us set the standard against which all others are measured. As we continue our rapid growth throughout the country, we invest the time and e ort needed to attract and retain the human resources that are the foundation of our success. Our associates have the company support, the ability, the knowledge, and the attitude that results in better service for you. We hire only the best associates because we are uncompromising in our intent to deliver only the best service. Our people add value to every North American Title transaction. Our commitment to you is a commitment from every associate at North American Title.
We combine a carefully chosen team, superior resources and an unyielding commitment to quality. The result for you – Like Clockwork®. Table of Contents Home Buyer’s Guide
Title Insurance: Where Does Your Dollar Go? 4
What Do Your Closing Costs Cover? 5
Common Forms of Nevada Residential Ownership 6
Common Ways of Holding Title 8
Title Policy Comparison Chart 9
Nevada Branch Locations 10
Statement of Information 11
What Is Escrow? 12
The Good Faith Estimate (GFE) 13
What an Escrow Holder Does and Does Not Do 15
The Escrow Process 16
Who Pays What? 17
Successful Closings 18
Nevada Annual Property Tax Calendar 19
Avoid Property Tax Penalties 20
Moving Checklist 21
Your Guide to Real Estate Terminology 22
Why a Home Warranty? 25
Why a Home Inspection? 26
Important Numbers – Las Vegas 27
Important Numbers – Washoe County 28
|3 TITLE INSURANCE: Where Does Your Dollar Go?
It pays for legal interpretation It pays for property plant resources Title insurance, unlike property or casualty In Nevada, most title companies have access to insurance, operates under the theory of risk computer-based title plant systems that speed elimination. Title companies spend a high the delivery of the title search to the customer. percentage of their operating income each year This investment in skilled personnel and collecting, storing, maintaining and analyzing advanced data processing represents a major o cial records for information that a ects title part of the title insurance premium dollar. Proper to real property. Their technical experts are title plant maintenance, research, evaluation and trained to identify the rights others may have legal interpretation are the foundations upon to your property, such as recorded liens, legal which a title policy rests. That is where most of actions, disputed interests, rights of way or other your dollar goes when you pay for title insurance encumbrances on your title. Before closing your at your closing. transaction, the title company “clears” those Title Insurance rates are led with the Nevada issues. In fact, according to the American Land Division of Insurance, and each company is Title Association, more than one-third of all title required to publicly post its schedule of fees. As in searches reveal a problem that title professionals all competitive business environments, rates vary x before you go to closing. from company to company, so you should make It pays to identify and eliminate comparisons before deciding on a particular title potential risk company. In addition, there are many helpful customer services provided by title companies Most other types of insurance anticipate losses that you and your real estate professional may and collect premiums based on a certain number nd bene cial to your transaction. of claims that will be made over time. Instead, title insurance premiums are paid to identify and eliminate potential risks and claims before they happen. In addition, title insurance involves a one-time premium, paid when you close the real estate transaction, while property, casualty and medical insurance require regular renewal premiums. It pays for research and claims management The goal of title companies is to conduct such a thorough search and evaluation of public records that claims will never arise. Of course, we live in an imperfect world where human error and changing legal interpretations make 100 percent risk elimination impossible. So when claims arise, professional claims personnel are assigned to handle them according to the terms of the existing title insurance policy.
4| What Do Your Closing Costs Cover?
When you apply for your loan, you will receive a Good Faith Estimate of Settlement Charges and a booklet explaining these costs in detail. In addition, North American Title personnel will review and explain your settlement statement when you are ready to close your transaction. Here are some closing costs you may incur on the purchase of your home.
}} Loan origination fee }} Prepaid interest This fee covers the lender’s administrative Depending on the day of the month your costs in processing the loan. It is a one- loan closes, this charge may vary from a full time fee and is generally expressed as a month’s interest to just a few days’ interest. If percentage of the loan amount. your loan closes near the end of the month, }} Loan discount you will only have to pay a few days’ interest. Often called “points,” a loan discount is a }} Private mortgage one-time charge used to adjust the yield on insurance (PMI) premium the loan to what market conditions demand. Depending on the amount of your down One point is equal to 1 percent of the loan payment, you may be required to pay a fee amount. for mortgage insurance, which protects the }} Appraisal fee lender against loss due to foreclosure. You may also be required to put a certain amount This is a one-time fee that pays for an for PMI into a special reserve account, called appraisal, which is a statement of property an impound account, held by the lender. value required on most loans and made by an independent appraiser. }} Taxes and hazard insurance }} Credit report fee Based on the month you close, property taxes will be prorated between you and the seller. This one-time fee covers the cost of the credit You will also need to pay an entire year’s report, processed by an independent credit hazard insurance/ homeowner’s insurance reporting agency. premium up front. You also may be required }} Title insurance fees to put a certain amount for taxes and There are two title policies, an Owner’s title insurance into an impound account held by policy that protects the new homeowner, and the lender. a Lender’s title policy that protects the lender }} Short-term and reissue rates against loss due to a defect in the title. These When the property’s current owner was are both one-time fees. insured with an Owner’s policy within the }} Miscellaneous title charges past five years, North American Title Company The title company may charge fees for a will honor the policy even if it was written title search, title examination, document by another title company. The new Owner’s preparation, notary fees, recording fees and policy will be discounted. Other reissue rates a settlement of closing fee. These are all one- are available that may save on the normal time charges. Owner’s policy rate. Call your Escrow Officer for other discounts that may apply to }} Document preparation fee your situation. There may be a separate, one-time fee that covers preparation of the final legal papers, including the note and deed of trust.
|5 COMMON FORMS of Nevada Residential Ownership
How should I take ownership of the (joint tenancy, community property, etc.) the property I am buying? legal presumption is that the vesting is tenancy in common. Interest may be any fraction of Nevada real property purchasers who ask their the whole; thus one party may own one-tenth, real estate, escrow and title professionals this another three-tenths, and a third party may own important question must understand that these the remaining three- fths. There is no right of professionals may identify methods of owning survivorship; each tenant owns an interest which property. However, they may not recommend vests in his or her heirs or devisees upon death. a speci c form of ownership, as this would constitute practicing law. Joint Tenancy Because real property is among the most valuable Joint tenancy exists when two or more persons of assets, the question of how parties take are joint and equal owners of the same ownership of their property is of great importance. undivided interest in speci ed property. The The form of ownership taken – the vesting of title main characteristic of joint tenancy is the right of – will determine who may sign various documents survivorship. When a joint tenant dies, his or her involving the property and the future rights of interest in the property is terminated, and the the parties in the transaction. These rights involve estate continues in the survivor or survivors. such matters as real property taxes, income taxes, inheritance and gift taxes, transferability of title, The usual method of creation of a joint tenancy and exposure to creditors’ claims. Also, how title is is by a deed describing the grantee as follows: “to vested can have signi cant probate implications A and B, as joint tenants.” The words “with right in the event of death. of survivorship” are often added, but are not a requisite, since this right is an incident of a joint Ownership of real property tenancy, whether expressly recited or not. Real property may be owned by a sole owner, or Problems have frequently arisen regarding the it may be owned jointly by two or more persons. true character of the ownership of property by Concurrent ownership or co-ownership means husband and wife as joint tenants. Frequently simultaneous ownership of a given piece of such property, despite the status of joint tenancy property by two or more persons. ownership, has been treated as community property for purposes of succession, transfer, The common types of concurrent, disposition in divorce or seizure by creditors. residential ownership are: It may be shown that property taken in joint tenancy was thereafter converted into community Tenancy in Common property by either an oral or written agreement. A tenancy in common is characterized by The contention that joint tenancy property is in only one unity, that of possession. It is created fact community property is often raised in divorce whenever an instrument conveys an interest in cases. The court does not have the power to make real property to two or more persons and speci es an award of separate property, but if it is established tenancy in common. If a that joint tenancy property is in fact community recorded conveyance property, the court may award such property to document does a spouse. not expressly Upon the death of one joint tenant, the title specify the automatically passes to the survivor. Title insurance tenancy companies will require some formal procedure before recognizing the new owner. Two methods are followed: Filing an A davit of Death of Joint Tenant or obtaining a court decree of death of joint tenant.
6| Community Property Community Property with Community property is a creation of the Civil Right of Survivorship Law of Rome and came to Nevada via Mexico. This is a form of vesting title to property owned In general, community property represents the together by husband and wife or by domestic earnings and accumulations of the marriage. partners. It shares many of the characteristics of Persons who are not married to each other, or are community property but adds the bene t of the not domestic partners, cannot hold community right of survivorship similar to title held in joint property together. tenancy. There may be tax bene ts for holding All property of married persons that is not their title in this manner. The interest must be created community property is the separate property of on or after July 1, 2001. one or the other. Separate property consists of: Legal and tax consequences } Property owned before marriage How title is vested has important legal and } Gifts and inheritances received after marriage tax consequences. As a Nevada real property } Proceeds of separate property, such as purchaser, you may wish to consult an attorney or dividends, rents, pro ts or property received tax advisor to determine the most advantageous in exchange for separate property form of ownership for your particular situation. } Property agreed between the spouses to be separate property } Earnings of the wife when she is living separate and apart from the husband } Earnings of the husband when he is living separate and apart from the wife } All deeds conveying community property must be signed by the wife as well as the husband.
|7 COMMON FORMS OF Residential Ownership in Nevada
How To Take Title to Real Property
TENANCY IN COMMON JOINT TENANCY COMMUNITY PROPERTY COMMUNITY PROPERTY WITH RIGHT OF SURVIVORSHIP
PARTIES INVOLVED Any number of persons Any number of persons Only spouses or domestic partners* Only husband and wife or (can be spouses) (can be spouses) domestic partners*
DIVISION Ownership can be divided into any Ownership interests are equal Ownership interests are equal Ownership interests are equal number of interests, equal or unequal
TITLE Each co-owner has a separate legal There is only one title to the whole Title in the “Community” Title in the “Community” title to his or her undivided interest property (similar to title being in a partnership) (similar to title being in a partnership)
POSSESSION Equal right of possession Equal right of possession Equal right of possession Equal right of possession
CONVEYANCE Each co-owner’s interest may be Conveyance by one co-owner severs Both co-owners must join in Both co-owners must join in conveyed separately by its owner the joint tenancy conveyance of real property – conveyance of real property – separate interests cannot be conveyed separate interests cannot be conveyed
PURCHASER’S Purchaser of an undivided interest Purchaser of an undivided interest Purchaser can only acquire whole Purchaser can only acquire whole STATUS becomes a tenant in common with becomes a tenant in common with title of community – cannot acquire title of community – cannot acquire the other co-owners the other co-owners a part of it a part of it
UPON DEATH Upon co-owner’s death, his or her Upon co-owner’s death, his or her Upon co-owner’s death, decedent’s half Last survivor owns property interest passes by will to devisees, or to interest passes automatically to the passes automatically to surviving spouse individually heirs by intestate succession survivor(s) unless willed to another party (Consult attorney with speci c questions)
SUCCESSOR’S STATUS Portion passing by will results in Last survivor owns property in severalty Portion passing by will results in Last survivor owns property individually tenancy in common between devisee tenancy in common between devisee and survivor and survivor
CREDITOR’S RIGHTS Co-owner’s interest may be sold on Co-owner’s interest may be sold by Co-owner’s interest cannot be seized Co-owner’s interest cannot be seized execution sale to satisfy his creditor – execution sale to satisfy a judgment and sold separately (whole property and sold separately (whole property creditor becomes a tenant in common lien. Joint tenancy is severed, and may be sold to satisfy debts of either may be sold to satisfy debts of either creditor becomes tenant in common spouse depending on the debt – consult spouse depending on the debt – consult with other co-owner attorney with speci c questions) attorney with speci c questions)
PRESUMPTION When vesting (form of ownership) is Must be expressly stated and properly Rebuttable presumption that any Rebuttable presumption that any not speci ed, tenancy in common is formed property acquired by husband property acquired by husband presumed by law and wife is community property and wife is community property (Consult attorney with speci c (Consult attorney with speci c questions). Must be speci ed on questions). Must be speci ed on deed for title insurance purposes deed for title insurance purposes *Domestic partners should confer with legal counsel. 8| Comparison Of Owner’s Policy Coverage
Between the CLTA Owner’s Policy And the ALTA America’s First Homeowner’s Policy
CLTA OWNER’S ALTA AMERICA’S FIRST POLICY HOMEOWNER’S POLICY AVAILABILITY To any insured One-to-four unit family For any type of residences, including COVERAGE property condominiums Amount of insurance coverage increases automatically by 10% in each of first five years after policy is issued without any No Yes additional premium
Someone forges your name to a deed or mortgage after your No Yes policy is issued to you
A neighbor builds an improvement over your property line after No Yes your policy is issued to you
The improvement on your property encroaches into an easement No Yes and you must remove it
The improvement on your property encroaches over the property No Yes line and you must remove it
The improvement on your land was constructed without a valid building permit and you must remove the improvement No Yes or correct it The improvement on your land was constructed with a valid building permit, but does not comply with zoning laws and you No Yes must remove or correct it
Your coverage continues to the benefit of your spouse who receives No Yes title upon a divorce
You transfer title to the trustee of your trust after the policy is issued No Yes
Someone else claims to own the property Yes Yes
Someone else claims to have a lien against the property Yes Yes
|9 NEVADA Branch Locations Southern Nevada Northern Nevada
DIVISION HEADQUARTERS DIVISION HEADQUARTERS 3200 East Camelback Road 1855 Gateway Boulevard Suite 150 Suite 600 Phoenix, AZ 85018 Concord, CA 94520 t: 602.280.7500 t: 925.935.5599 f: 602.280.7560 f: 925.933.4851
LAS VEGAS RENO 8485 West Sunset Road 10655 Professional Circle Suite 111 Suite A Las Vegas, NV 89113 Reno, NV 89521 t: 602.280.7500 t: 775.853.8661 f: 602.280.7560 f: 775.851.7182 877.430.6282
GREEN VALLEY 2470 Saint Rose Parkway Suite 104 If you require additional information or have Henderson, NV 89074 questions regarding one of our locations, please t: 702.853.7350 877.809.6282 contact your local North American Title o ce.
10| What types of information are requested in a Statement of STATEMENT Information? OF INFORMATION The information requested is personal in nature, but not unnecessarily so. The information What’s in a name? When a title company seeks to requested is essential to avoid delays in closing uncover matters affecting title to real property, the the transaction. answer is, quite a bit. Statements of Information You will be asked to provide full name, Social provide title companies with the information Security number, year of birth, birthplace and they need to distinguish the buyers and sellers information on citizenship. If you are married, you of real property from others with similar names. will be asked the date and place of your marriage. After identifying the true buyers and sellers, title Residence and employment information will be companies may disregard the judgments, liens requested, as will information regarding previous or other matters on the public records under marriages if you are divorced. similar names. To help you better understand this sensitive subject, here are answers to some You may ask, “Will the information I supply be of the questions most commonly asked about kept confidential?” The information you supply Statements of Information. is completely confidential and only for the What is a Statement of Information? title company to use in completing the search of records necessary before a policy of title A Statement of Information is a form routinely insurance can be issued. requested from the buyer, seller and borrower in What happens if a buyer, seller a transaction where title insurance is sought. or borrower fails to provide the The completed form provides the title company requested Statement of Information? with information needed to adequately examine At best, failure to provide the requested documents so as to disregard matters that do not Statement of Information will hinder the search affect the property to be insured – matters that and examination capabilities of the title company, actually apply to some other person. causing the delay in the production of your What does a Statement of title policy. Information do? At worst, failure to provide the information Every day, documents affecting real property requested could prohibit the close of your escrow. – liens, court decrees, bankruptcies, etc. – are Without a Statement of Information, it would be recorded. Whenever a title company uncovers necessary for the title company to list judgments, a recorded document in which the name is the liens or other matters as exceptions from same or similar to that of the buyer, seller or coverage, which may affect the property to be borrower in a title transaction, the title company insured. Such exceptions would be unacceptable must ask, “Does this document affect the parties to most lenders, whose interest must also we are insuring?” Because if it does, it affects title be insured. to the property and would therefore be listed as In conclusion an exception from coverage under the title policy. Title companies make every attempt in issuing A properly completed Statement of Information a policy of title insurance to identify known will allow the title company to differentiate risks affecting your property and to efficiently between parties with the same or similar names and correctly transfer title so as to protect your when searching documents recorded by name. interests as a homebuyer. By properly completing This protects all parties involved and allows the a Statement of Information, you allow the title title company to competently carry out its duties company to provide the service you need with without unnecessary delay. the assurance of confidentiality. This information is reprinted with permission from the California Land Title Association and has been approved for its application in the state of Nevada.
|11 What is Escrow? Escrow is the depositing of funds Typical Escrow Transaction and documents by the parties with Typically, an escrow begins with the Escrow O cer “opening the order for title work.” Based a neutral third party for delivery on the information provided, North American upon completion of the terms of the Title prepares a title report. There are two basic escrow instructions. types of title reports: a preliminary report and a commitment. A preliminary report provides the customer with a report of the present status of the When the parties deliver documents and money property as revealed by the public records led or to the Escrow O cer to be held for further delivery recorded in the county in which the property is until certain conditions have been met, we say located. A commitment additionally speci es the the documents are held “in escrow.” We may also requirements that must be met in order to issue say the parties have “opened an escrow.” Each of the requested insurance. the principals of the escrow (Seller, Buyer, Lender) will give to the escrow holder written instructions Upon receipt of the title report, an analysis is setting out the conditions under which further made to determine the necessary action and delivery is to be made. These instructions are documents required to complete the transaction: usually typed by the Escrow O cer or the Escrow demands for satisfaction of liens not acceptable Assistant from oral information supplied by the to Buyer and/or Lender; documents for recording; principals or from a contract signed before they and instructions and requirements of the arrived at the escrow o ce. new Lender. In most areas, Buyers’ and Sellers’ The Purpose of an Escrow instructions are prepared for signature from the information gathered. When all the title and The common use of an escrow is to enable the nancial requirements are met, and instructions parties in a real estate transaction to deal with from all parties can be fully complied with, each other with less risk, since the escrow holder the escrow is ready to close. At that point, the acts as: nancial settlement takes place, the documents } Custodian for funds and documents are recorded and the title insurance policies are issued. } A clearing house for payment of all demands } An agency to perform the clerical details for the settlement of the accounts between the parties
12| The Good Faith Estimate (GFE)
When you apply for a mortgage, the government Title and Transfer Charges requires your lender to give you a Good Faith The closing or escrow fee, title search and title Estimate (GFE) within three days of your insurance fees, and government taxes are pretty application. This document sets out all the costs much standard. All title companies in Nevada associated with the mortgage, and most experts must strictly adhere to their led rates. However, recommend against committing to a loan before you have the right to shop around and compare seeing it. prices along with the company’s reputation for A GFE is also helpful because it allows you to service and reliability. compare the real costs of competing mortgage Prepaid Interest o ers. However, it can be tricky to understand – especially if di erent lenders don’t list the One item paid in advance is the interest on the same costs in the same way, or if the costs loan for the period before the rst payment date. are incomplete or inaccurate. So, it pays to Putting your closing date close to the end of the take a close look at your Good Faith Estimate month can minimize this charge. when it arrives. Here are some of the things to Insurance look out for. A GFE may specify a gure for home or hazard Interest Rate and Points insurance but it may be less expensive to arrange A GFE shows your interest rate and any discount your own. Also, if you are being charged for points you can pay at closing. Make sure you mortgage insurance or ood insurance, make understand that paying discount points will buy sure you know why. you a lower interest rate and lower payments, but The Consumer Financial Protection Bureau has created new it will take many months before the savings make integrated disclosure forms that will go into e ect on Aug. 1, up for the fee. 2015, replacing the Good Faith Estimate, the Truth in Lending disclosure and the HUD-1. The new forms are called the Loan Lender’s Fees Estimate and the Closing Disclosure. The long list of lender’s fees includes the appraisal fee, credit report fee, application fee, mortgage broker’s fee and interest rate lock-in fee, if any. Watch for big di erences between lenders – no fees should vary widely. Also, watch for extra fees applied only by certain lenders, or missing fees that may not have been included but are sure to appear later. Ask a lender about any fee that seems out of line.
} Continued |13 } continue... The Good Faith Estimate (GFE)
Di erences in Fee Amounts on Truth in Lending Statement GFE versus HUD-1 Along with the Good Faith Estimate, a lender will On the nal page of your GFE, there is a table also give you a Truth in Lending (TIL) disclosure stating which charges can only increase up to 10 form. This gives you the Annual Percentage Rate percent at the time of settlement. (APR) on your mortgage, which takes into account Those charges include: discount points, mortgage insurance and other fees on top of the basic interest rate. } Required services that the lender selects The Truth in Lending form also lists the total } Title services and lender’s title insurance (if nance fees, the amount nanced, the total the lender selects them or you use companies amount you’ll pay over the life of the loan, the the lender identi es) total number and amount of your payments, } Owner’s title insurance (if you use companies and when they’re due each month. And it the lender identi es) contains other important details, such as } Required services that you can shop for (if whether the mortgage is assumable if you you use companies the lender identi es) sell the home, and whether there is a penalty } Government recording charges for prepaying the mortgage; if the form says you “may” have to pay a penalty, it means you When your transaction is ready to close, the Escrow probably will. O cer will prepare a HUD-1 form summarizing the costs owed by the borrower to the seller. Most important, understand that the gures in the TIL form can also change. If your interest rate The nal HUD-1 page compares your GFE or any of the fees go up by closing day, so will estimates to your HUD-1 charges. The second your APR and the overall cost to your loan. section of the nal page separates charges that in total cannot increase more than 10 percent. If the increase between your HUD-1 and GFE charges is more than 10 percent, then the amount over the cap must be paid to you as a “tolerance cure” or reimbursement. If you have any questions about this bene t, be sure to ask your Escrow O cer.
14| What an Escrow Holder Does and Does Not Do:
The Escrow Holder: } Closes escrow when all the instructions of the Buyer and Seller have been carried out } Serves as the neutral “stakeholder” and the } Disburses funds as authorized by instructions, communication link to all parties in the including charges for title insurance, recording transaction fees, real estate commissions and loan payo s } Carries out the written instructions given by } Prepares nal statement for the parties the principals accounting for the disposition of all funds } Requests a preliminary title search or deposited into escrow (These are useful in the commitment to determine the present preparation of tax returns.) condition of title to the property } Requests a bene ciary’s statement if debt or The Escrow Holder Does Not: obligation is to be taken over by the Buyer } Negotiate the transaction } Complies with Lender’s requirements as } O er legal advice speci ed in the Lender’s instructions } O er investment advice and/or tax advice } Prepares or secures the deed or other documents related to escrow } Prorates taxes, interest, insurance and rents according to the instructions } Secures releases of all contingencies or other conditions as required by the terms agreed upon by the parties } Records deeds and any other documents as instructed } Requests issuance of the title insurance policy } Receives purchase funds from the Buyer
The professionals at North American Title specialize in closing all your real estate transactions. Our title insurance comes with an assurance of expertise and personal attention. Will provide additional information upon request.
|15 The Escrow Process
Customer opens the order at NATC and earnest money is deposited
Order Commitment from the Prepare all Buyers’ and Sellers’ Title Department pertinent documents
Commitment received, reviewed and Buyer’s and Sellers’ copies forwarded to all parties documents executed
Order demands
Receive demands and review
Bills from termite company, hazard insurance company and home warranty company, etc., are forwarded to the Escrow at the direction of the customer
Loan documents received from Lender Prepare loan package to be returned and settlement statements prepared to Buyer’s Lender and request loan funds from Buyer’s Lender
Review le to determine that all conditions have been met and all Buyer executes loan documents documents are properly executed, and deposits closing costs notarized and prepared for recordation
Loan funds received and deposited
Documents are sent to County Recorder for recordation
Close le, disburse funds and forward all pertinent documents to all parties in the transaction 16| WHO PAYS WHAT? A Guide to Closing Costs
The SELLER is usually The BUYER is usually responsible for: responsible for:
} Owner’s title insurance premiums } Lenders title policy premiums } Real estate commission } 1/2 of the escrow fee } 1/2 of the escrow fee } Document preparation (if applicable) } Any loan fees required by Buyer’s Lender per } Notary fees (if applicable) contract terms } Recording charges per contract terms } Payo of all loans in Seller’s name including } Homeowners’ Association transfer fee per any interest owed to the Lender being paid contract terms o , statement fees, reconveyance fees and any } All new loan charges (except for those the prepayment penalties, if applicable Lender requires the Seller to pay) } Termite work per contract terms } Interest on new loan from date of funding } Home warranty per contract terms to 30 days prior to rst payment date } Any judgment, tax liens, etc. against the Seller } Assumption/change of records fees for } Recording charges per contract terms takeover of existing loan } Tax proration for any taxes unpaid at the time of } Bene ciary statement fee for assumption transfer of title of existing loan } Unpaid Homeowners’ Association dues } Home warranty per contract terms } Bonds or assessments per contract terms } Hazard insurance premium for rst year } Any and all delinquent taxes per contract terms } Termite inspection per contract terms
FHA and VA regulations mandate certain costs of the transaction to be speci cally paid by the Buyer or Seller. Your Real Estate Agent and your Loan O cer will be able to assist you in determining your particular charges.
? |17 Successful Closings To ensure a smooth completion of your You must have government-issued purchase, a few crucial items must be photo identi cation in order to close. provided prior to your closing date One of these forms must be presented or at your appointment to sign the at the escrow signing for the signature escrow papers. to be notarized:
} You must satisfy your lender’s requirements } Current Nevada Department of Motor prior to closing. Vehicles driver’s license } Your lender will require that the rst year } Current Nevada Department of Motor of hazard insurance premiums be paid into Vehicles Identi cation Card escrow. Provide your Escrow O cer the } A current passport insurance agent’s name and phone number } Any other Nevada-approved identi cation so a copy of the policy can be forwarded to with a photograph, description of the person, the lender. If you are purchasing a townhome, an identifying number and a signature of verify with your real estate professional the person whether your insurance is paid via your homeowners’ dues. } Read through the chart, “Common Forms of Ownership – How to Take Title to Real Check with your Escrow O cer Property,” and decide how you wish to hold title to your new home. Consult an attorney, a if you have questions about tax consultant or other quali ed professional acceptable forms of identi cation. if you have any questions. } Obtain a cashier’s or certi ed check made payable to North American Title Company in the amount indicated by your Escrow O cer. A personal check will delay your closing because we are required by law to verify “good funds” before disbursing payments from escrow. 18| Property Tax Calendar for Real Estate and Mobile Homes Nevada Annual Property Tax Calendar
Tax Bills Mailed First of the Month August 3rd Installment due First Monday in January 1st Installment due Third Monday in August nd 4th Installment due 2 Installment due First Monday in First Monday in March October
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Month Installment Payment
January First Monday: 3rd installment due 10 days later: Last day to pay without penalty*
March First Monday: 4th installment due 10 days later: Last day to pay without penalty*
August First of the Month: Tax bills prepared and mailed out Third Monday: 1st installment due 10 days later: Last day to pay without penalty*
October First Monday: 2nd installment due 10 days later: Last day to pay without penalty*
* Verify with the county Tax Treasurer for delinquent amounts.
}} Tax rates are set in June of each year. Taxes may be paid in installments if the taxes on the parcel exceed $100. These are not quarterly payments, but four due dates set by the Nevada legislature. }} Applicable penalties are charged for delinquent payments. }} Visit your county Tax Treasurer website for more information.
|19 Avoid Property Tax Penalties
Many tax delinquencies occur during Here is the annual schedule for real the rst year of property ownership. property and mobile home taxes: As a new property owner, please be aware of the following: First quarter Third Monday in August Second quarter First Monday in October Name on tax roll and tax bill Third quarter First Monday in January The assessment roll from which tax bills are Fourth quarter First Monday in March prepared is required by law to list the assessee as of January 1 of that year. Property is assessed to the If you do not receive a tax bill owner as of that date. Therefore, deeds recorded Failure to receive a tax bill does NOT relieve the after January 1 would not re ect a change of owner from the liability to pay taxes, nor does it ownership on the tax rolls until the following year. relieve the imposition of penalties. State tax laws Tax bills are mailed only once a year place the responsibility of obtaining a tax bill and making payment(s) timely upon the property Tax bills are mailed in the latter part of July to the owners. owner of the property as of January 1 of that year. If your deed was recorded after that date, the tax bills Supplemental property tax bill will re ect the previous owner’s name and you may If an improvement on real property is in existence not receive a tax bill – even though as owner, you on July 1, but not determined by tax authorities in are liable for the taxes. If you do not receive a tax time to be placed on the secured tax roll for that bill by August 1, contact the county Tax Treasurer year, it must be placed on the unsecured tax roll. for a replacement bill. When that occurs, the property owner will receive Due date a Supplemental Real Property Tax Bill. Real property taxes are due and payable the same This bill is in ADDITION to the original tax bill. Mondays every year, and delinquent 10 days It is typically billed in two installments, the rst following. The post o ce cancellation mark is Monday in January and the rst Monday in March. used by the Tax Treasurer as the date of receipt These dates are the same as the third and fourth of your payment. installments of the original tax bill. PLEASE NOTE: THIS BILL IS NOT SENT TO YOUR MORTGAGE COMPANY. Many mortgage companies do not pay supplemental tax bills, so please contact your mortgage company for its speci c procedure. If you forward your bill to your mortgage company for payment, be sure to include your loan number on your bill.
If you require additional information or have questions regarding your property taxes, please contact the Treasurer’s o ce of the county in which the property is located.
20| Moving Checklist
Task Notes – Planning Your Move Moving Day Obtain the booklet Your Rights and Be present to answer questions and give Responsibilities When You Move from the mover. directions to the movers. Stay until they nish. The booklet text is also available on the Federal Accompany the movers as they inventory your Motor Carrier Safety Administration website at household goods and resolve any questions http://www.protectyourmove.gov regarding the condition of the materials Ask for recommendations from neighbors, being moved. friends and relatives regarding the mover. Carefully read the information on the estimate, Check with the Better Business Bureau order for service, bill of lading, inventory and regarding the mover. all other completed documents before you Find out what the mover’s responsibilities sign them. are for damages that may occur to Keep the bill of lading until your goods are your belongings. delivered, the charges are paid and any claims Ask if the mover has a dispute are settled. settlement program. Before the moving van leaves, take one nal Obtain estimates from at least three movers, look throughout the house to make certain and compare costs and all other services to be nothing has been left behind. provided by the mover. Give the driver directions to your new house. Check on the website, Inform the driver and the moving company of http://www.protectyourmove.gov, to where you can be reached during the move. determine whether the interstate mover is registered with FMCSA and has a USDOT Delivery Day number. In Nevada, go to the Nevada Be present to answer any questions and Transportation Authority website at give directions. http://www.tsa.nv.gov/ActiveCerti cates.asp to Pay the driver according to the terms of your determine if the mover has an active agreement before your goods are unloaded. state certi cate. Supervise the unloading and unpacking of Find out how and when pickup and delivery of your goods. your household goods will occur. Note on the inventory list all boxes or other Ask the mover how they can be reached before items that are damaged before you sign the move, during the move and after the move. any documents. Adequately insure your belongings. |21 22 | Glossary of Terms from thelistingAgent. o set by any compensation the broker receives compensation theBuyer isobligated to pay isoften agrees to work exclusively withthebroker andthe Buyer for thepurchase ofahome. The Buyer usually negotiate terms andconditions acceptable to the employs the Broker and to locate property agreement between aBuyer andaBroker that etc.instructions, also:Amendment) (See document, letter, contractual agreement, escrow the principal ideaoressence.the principal ofanagreementor to alter withoutchanging apart requirement offederal truth-in-lendingstatutes. rate ofinterest paid. The A.P.R. isdisclosedas a percentage ofaloan,asexpressed by theactual Buyer-Broker Agreement: Bene ciary: Mortgage: Assumption Of Is: As Appraisal: Annual Percentage Rate: Amendment: Agency: Addendum: some commonreal estate andtheirmeanings. terms hasitsown terminology. industry Every The following are to disclose known latentto discloseknown material defects. clause doesnotnegate aSeller’s common law duty condition into ano er. account whenmaking The theproperty’scondition andtheBuyer istaking willbesoldinitsexisting physical the property bene t ofthesecurity. is designated asthebene ciary, i.e., obtainsthe from liability. to release theexisting debtor (usuallytheSeller) usually must approve the new debtor in order ordeedoftrust.secured by amortgage The Lender Buyer tounder an existing note assume the liability two disinterested personsofsuitablequali cations. analysis.factual Legally, anestimation ofvalue by and disclosure. reasonable care, loyalty, obedience, advocacy to the Client, such as con dentiality, accounting, duties estate An Agent transaction. has duciary when aBroker represents aBuyer inareal orSeller REAL ESTATEREAL TERMINOLOGY In an In “AS IS” issaying contract, theSeller Agency istherelationship Agency that occurs An opinion ofvalue basedupona As usedinatrustdeed, theLender A listorothermaterial addedto a A change, either to correct anerror The yearly interest Agreement by a An employment
speci c property. as comparisons to determine thevalue ofa Seller toSeller Buyer anddocuments are recorded. at ahigherprice. B’s o er to Aisacountero er. house for Xdollars;B, inresponse, o ers to sellto A response to ano er. For example: Ao ers to buyB’s be signed to andinwriting beenforceable. Comparable Sales: Title:On Cloud Title:Of Chain Escrow:Close Of Deed: Countero er: Conveyance: Contingency: Contract: (Cc&Rs): Conditions, Covenants &Restrictions of landistransferred from onepersonto another. deed, or, ifnecessary, action. by court the Owner. The cloudmay beremoved by quitclaim property, whichifvalid, would a ecttherightsof condition andcondition oftitle. contingencies are nancing, acceptable property their contractual obligations. The mostcommon are before obliged toact perform theparties contract that requires thecompletion ofacertain present Owner. (usuallythegovernment)original Owner to the of conveyance ofaparcel oflandfrom the and restrictions. Buyer willbeobligated to comply withalltherules any otherassociation documents) becausethe Buyer shouldalways carefully read theCC&Rs (and one, ofthehome. to control Ahome aspects certain empower thehomeowner’s association, ifthere is and are anenforceable contract. The CC&Rs real estate is created, orassigned. mortgaged mostinstruments byIncludes whichaninterest in Written instrument by whichtheownership CC&Rs are recorded againstthehome A contract for thesale ofahomemust Transfer oftitleto aproperty. A contingency isaclausein Acontingency An o er (instead ofacceptance) in An invalid encumbrance onreal The date that title passes from The chronological order Sales of properties used ofproperties Sales
23 Glossary of Terms |
An Glossary of Terms The The Homestead Continued... Continued...
} An employment contract contract employment An Account held by Lender Lender held by Account Property insurance protecting protecting Property insurance An encumbrance against a property the encumbrance An for The Multiple Listing ServiceThe (MLS) is a association of people who own real property real of people who own association in a the purpose of improving for formed area, given an Also the quality maintaining or area. the of the Builder of condominiums by formed association statute by and required or planned developments, participation as as well Builder’s The in some states. statute. by is controlled association the of duties the against loss caused by re, some natural causes, causes, some natural re, by against loss caused of terms the upon depending etc., vandalism, the policy. Exemption exempts the home in which the person exempts Exemption and forced execution attachment, from resides a non-consensual or lien, sale due to judgment homestead The or equity. $150,000 in value up to such as judgment certain creditors, only prevents taking from rst $150,000 of equity the in creditors, a person Liens that a debt. satisfy home to a person’s such as a against the home, be recorded to allows the mortgage by not a ected or deed of trust are need to do not Homeowners exemption. homestead action assert take any to Exemption Homestead the automatically. attaches because the Exemption MLS: Impound Account: Lien: Listing Agreement: Hazard Insurance: Hazard (HOA): Association Homeowners Exemption: Homestead between a Seller and a Listing Broker, the listing a Sellerbetween and a Listing Broker, establishes the duties of the Broker agreement will earn under which the Broker and the terms a commission. a xed to the home, but personal property but the home, to is not a xed part of the transaction in the listed unless it is all speci cally identify should contract The contract. transaction. in the be conveyed to are that items repayment of a debt. Examples include judgments, Examples include judgments, of a debt. repayment mortgages and deeds of trust. taxes, repository of information on homes for sale. The MLS The sale. for on homes repositoryinformation of participants which Broker is also a means by make participants Broker other to of compensation o ers for willing and able Buyer a ready, bringing for the property. for payment of taxes, hazard insurance and other insurance hazard of taxes, payment for property to periodic against real debts required their securityprotect interest.
A xture is an Escrow instructions are Escrow An acceleration clause that clause that acceleration An Price that probably would be would probably that Price The amount paid to increase the the increase paid to amount The Money given by the Buyer with the Buyer by Money given Dual agency when one occurs An instrument used in many states states in many used instrument An To make something known. All To : The right to use another person’s land use another person’s right to The : A procedure in which a third party third in which a acts A procedure disclosures should be in writing when dealing with disclosures property. and real interests estate real yield. Discount points are up-front interest charges charges up-frontinterest are points Discount yield. the term on the loan over rate the interest reduce to of the equals one percent of the loan. Each point the loan. of value face in place of a mortgage. Property is transferred to to mortgage. of a Propertyin place transferred is of the favor in (Trustor), Borrower the by a trustee upon payment (Bene ciary)Lender reconveyed and in full. instructions to the escrow company on how to to on how company instructions the escrow to is contract The carry of a contract. out the terms instructions. Other the often used as escrow times, the from forms instructions preprinted are escrow necessary with any additional or company escrow instructions. supplemental Fixtures And Personal Property: Personal And Fixtures Fair Value: Market Fair Escrow Instructions:Escrow Escrow: Earnest Money: Easement Due On Sale Clause: Dual Agency: Disclosure: Disclosure: Points: Discount Deed Of Trust: Deed Of Trust: an o er to purchase. Shows good faith. Shows purchase. to an o er negotiated between a willing Seller between and a willing negotiated time. in a reasonable Buyer item that was once personal property, but is a xed a xed but is property, personal once was that item part become home in such a manner as to the to the xtures purchases A Buyer of the home itself. for a speci ed purpose, such as for public utilities, public utilities, such as for a speci ed purpose, for etc. and egress, ingress as a stakeholder for both the buyer and the seller, and the seller, both the buyer as a stakeholder for instructions and assuming carrying both parties’ out all the paperwork handling for responsibility and distribution of funds. requires full payment of a mortgage of a full payment or deed of requires property when the secured trust balance changes ownership. with consent. Broker individually, or two Agents within the same Agents or two individually, Broker and Seller both Buyer rm, represent brokerage transaction. Dual estate agencyin a real is legal }} Continued... Glossary of Terms
Mortgage: The instrument by which real estate is Title: The evidence one has of right to possession pledged as security for the repayment of a loan. of land.
Mortgage Insurance: Insurance written by Title Commitment: The title commitment an independent mortgage insurance company reflects the condition of the title to the home. The protecting the Lender against loss incurred by a commitment tells the Buyer whether the taxes mortgage default, thus enabling the Lender to lend and assessments are paid, whether there are deed a higher percentage of the sales price. restrictions, liens and easements on the property, and what the requirements are to the issuance of Piti: Payment that combines the Principal, Interest, title insurance on the home. Taxes and Insurance. Title Insurance: There are generally two title Power Of Attorney: An authority by which one insurance policies issued at close of escrow, the person (principal) enables another (attorney in fact) Owner’s policy and the Lender’s policy. The Owner’s to act for him or her. policy is an insurance policy that protects the homeowner from defects in the title to the home, Public Offering Statement: If a purchased such as a forged deed. The Lender’s policy protects property is a new unit in a common-interest the Lender against the same sort of title defects community (also known as a homeowner’s until the loan is paid. association) or a condominium hotel, or if the community contains converted buildings or Warranty Deed: A deed that conveys fee title to contains units that may be in a time share, the real property from the Grantor (usually the Seller) to Buyer must be provided with a Public Offering the Grantee (usually the Buyer). Statement. The statement discloses development rights of contractors, the construction schedule, a §1031 Exchange: A tax-deferred or §1031 description of proposed improvements, and a list of exchange is a transaction involving the transfer of mechanical and electrical installations. Verify other investment or income property and the receipt of requirements from the Nevada Real Estate Division like-kind property that will be used as income or of the Department of Business and Industry. investment property. When certain criteria are met, as set forth in section 1031 of the Internal Revenue Purchase Agreement: An agreement between a Code, the income taxes on any gain realized from Buyer and Seller of real property, setting forth the the sale of the relinquished property are deferred. price and terms of the sale.
Quitclaim Deed: A Deed operating a release; intended to pass any title, interest, or claim that the Grantor may have in the property, but not containing any warranty of a valid interest or title by the Grantor.
Recording: Filing documents affecting real property with the County Recorder as a matter of public record.
Right Of First Refusal: A first right of refusal is a provision in a contract that requires the Owner of a home to give another party (usually a tenant) the first opportunity to purchase or lease the property before it is offered for sale to another.
Subdivision: The division of one parcel of land into smaller parcels (lots) created by filing a subdivision plat with the governmental authority (city or county) and receiving approval from the governmental authority. Glossary of Terms 24| Why a Home Warranty?
A home warranty – also called a home service Such a purchase provides needed peace contract – provides for the service, repair or of mind and budget protection during the replacement of major home systems and rst year of homeownership, when a new household appliances. Contracts generally cover homebuyer is adjusting to expenses such as items such as home heating, ventilation and air insurance, property, taxes, utilities, lawn care, conditioning systems (HVAC); the plumbing pest control and the purchase of new items and electrical system; and standard kitchen such as furniture. appliances including dishwashers, disposers, microwave ovens and range/cooktops. Contracts A home warranty or home service contract on a cover breakdowns or malfunctions due to resale home is not the same as a home warranty normal wear and tear. Coverage does not include provided by a builder on a new construction preexisting conditions. home. The National Home Service Contract Association (NHSCA) is a non-pro t 501 (c)(6) Many warranty providers also o er a menu of industry trade organization serving home service optional items such as swimming pool or spa contract providers and consumer interests equipment and other freestanding appliances throughout the country. Its members agree to such as kitchen refrigerators, washers and dryers adhere to a Code of Ethics that promotes sound for an additional fee. Contract terms are normally and ethical business practices. For a current list annual and renewable, and cost an average of of member rms, go to the NHSCA website at $400-$500 per year. Service calls range from www.homeservicecontract.org/ $50-$100. This information is taken from National Home Home sellers may provide a one-year home Service Contract Association’s press releases. warranty as a bene t to their home purchaser. Alternatively, homebuyers may purchase a warranty at time of closing to help provide immediate relief for unexpected repairs or replacements.
|25 WHY A HOME INSPECTION?
Buying a home could be the largest single The inspection fee for a typical one-family investment a family or individual will ever make. house varies geographically, as does the cost To minimize unpleasant surprises and unexpected of housing. Similarly, within a given area, the di culties, buyers need to learn as much as inspection fee may vary depending on a number possible about the newly constructed or existing of factors such as the size of the house, its age and house before the purchase. A home inspection possible optional services such as septic, well or may identify the need for major repairs or builder radon testing. oversights, as well as the need for maintenance When do I call a home inspector and to keep it in good shape. After the inspection, a how do I nd one? buyer will know more about the house, which allows for more con dent decisions. Typically, a home inspector is contacted immediately after the contract or purchase What is included in a home inspection? agreement has been signed. To nd a home A home inspection is an objective visual inspector, buyers can ask friends to recommend examination of the physical structure and systems a home inspector they have used, or they can of a house, from the roof to the foundation. The use the website for the American Society of standard home inspector’s report will cover: Home Inspectors (ASHI), the oldest and most } Condition of the home’s heating system respected professional organization for home and central air conditioning system inspectors in the United States, at www.ashi.org. (temperature permitting) In addition, real estate agents are familiar with home inspectors and may be able to provide a } Interior plumbing and electrical systems buyer with a list of names from which to choose. } Roof, attic and visible insulation Be sure to use the inspector’s quali cations, } Walls, ceilings, oors, windows and doors including experience, training, compliance with } Foundation, basement and structural Nevada’s regulations and professional a liations components as a guide to choosing an inspector. The lowest- A professional home inspection is an examination priced inspection is not necessarily a bargain. of the current condition of a house. It describes its physical condition and indicates what The above information is from the FAQs of the components and systems may need major repair American Society of Home Inspectors, and is or replacement. While it’s not required that a reprinted with permission. See www.ashi.org for buyer be present for the inspection, it is highly additional information. recommended. In that case, buyers are able to observe the inspector and ask questions as they learn about the condition of the home and how to maintain it.
26| Important Numbers – Las Vegas Power Company Information NV Energy, www.nvenergy.com ...... 702.402.5555 Gas Company Information Southwest Gas Corporation, www.swgas.com ...... 702.402.5555 Water / Sewer Services Las Vegas Valley Water District, www.lvvwd.com ...... 702.870.2011 City of Las Vegas, Sewer Dept., www.lasvegasnevada.gov ...... 702.229.1289 City of Henderson, Utility Service Dept., www.cityofhenderson.com ...... 702.267.5900 City of N. Las Vegas, Utility Service Dept., www.cityofnorthlasvegas.com ...... 702.633.1484 Clark County Sanitation District, www.cleanwaterteam.com ...... 702.458.1180 Boulder City Utilities, www.bcnv.org/utility ...... 702.293.9244 Sanitation / Trash Services Republic Services, www.republicservicesvegas.com ...... 702.735.5151 Telephone / Cable / Satellite / Internet Services Century Link, www.centurylink.com ...... 888.723.8010 Cox Communications, www.cox.com ...... 702.383.4000 Dish Network, www.dishnetwork.com ...... 800.823.4929 DIRECTV, www.directv.com ...... 888.795.9488 Education Clark County School District, www.ccsd.net ...... 702.799.5000 College of Southern Nevada, www.csn.edu ...... 702.650.2276 University of Nevada, Las Vegas (UNLV), www.unlv.com ...... 702.895.3011 Other Important Phone Numbers Police / Fire / Medical Emergency ...... 911 Police Non-Emergency ...... 311 Dept. of Motor Vehicles, www.dmvnv.com ...... 702.486.4368 Voter Registration ...... 702.455.8683 Clark County Assessor (personal property taxes) ...... 702.455.3882 Clark County Treasurer (real property taxes), www.clarkcountynv.gov ...... 702.455.4323 U.S. Postal Service, www.usps.com ...... 800.275.8777 Veteran’s A airs, www.lasvegas.va.gov...... 702.636.3000 HUD / FHA, www.hud.gov ...... 702.366.2100 Internal Revenue Service, www.irs.gov ...... 702.868.5179 Unemployment Insurance Claims ...... 702.486.0350 Employment Security Division, www.detr.state.nv.us ...... 702.486.0100 Important Numbers – Washoe County Power Company Information NV Energy, www.nvenergy.com ...... 877.213.1053 Water / Sewer Services Truckee Meadows Water Authority, www.tmwa.com ...... 775.834.8080 Washoe County Community Services Department, Water Utility ...... 775.954.4601 City of Reno Sewer Services ...... 775.334.2095 www.reno.gov/government/departments/ nance/sewer-service City of Sparks Sewer Services ...... 775.353.2360 Sanitation / Trash Services Waste Management, www.wm.com/facility-locator/NV ...... 775.329.8822 Independent Sanitation Co...... 775.329.8822 Reno Disposal Co...... 775.329.8822 Sparks Sanitation ...... 775.329.8822
|27 } Continued... Important Numbers Important Numbers – Washoe County Telephone / Cable / Satellite / Internet Services AT&T, www.att.com...... 877.469.2355 Comcast XFINITY, www.comcast.com ...... 800.Comcast Education Washoe County School District, www.washoe.k12.nv.us ...... 775.348.0200 Carson City School District, www.carsoncityschools.com ...... 775.283.2000 Storey County School District, www.storey.k12.nv.us ...... 775.847.0983 Humboldt County School District, www.humboldt.k12.nv.us ...... 775.623.8100 Pershing County School District, www.pershing.k12.nv.us ...... 775.273.7819 Churchill County School District, www.churchill.k12.nv.us...... 775.423.5184 Lyon County School District, www.lyon.k12.nv.us ...... 775.463.6800 Contacts Police / Fire / Medical Emergency ...... 911 Reno Police (non-emergency) ...... 775.334.2121 Sparks Police (non-emergency) ...... 775.353.2231 Washoe County ...... www.washoecounty.us Property Taxes, www.nv-washoe-treasurer.manatron.com ...... 775.328.2510 Department of Motor Vehicles, www.dmvnv.com...... 775.684.4368 Recorded Documents, www.icris.washoecounty.us/recorder/web ...... 775.328.3661 Assessor’s O ce, www.washoecounty.us/assessor/cama ...... 775.328.2200 City of Reno, www.reno.gov ...... 775.334.4636 City of Sparks, www.cityofsparks.us ...... 775.353.5555 Animal Services, www.washoecounty.us/animal ...... 775.353.8900 Senior Services, www.washoecounty.us/seniorsrv ...... 775.328.2575 State of Nevada, www.nv.gov ...... 775.684.5670 Nevada Voting ...... www.nvsos.gov State jobs ...... www.nvapps.state.nv.us/NEATS/Recruiting/ViewJobsHome Unemployment Services ...... www.ui.nv.gov/home.htm Libraries Downtown Reno Library ...... 775.327.8300 Duncan/Traner Library ...... 775.333.5134 Gerlach Library ...... 775.557.2326 Incline Village Library ...... 775.832.4130 North Valleys Library ...... 775.972.0281 Northwest Reno Library...... 775.787.4100 Senior Center Library ...... 775.328.2586 Sierra View Library ...... 775.827.3232 South Valleys Library ...... 775.851.5190 Spanish Springs Library ...... 775.424.1800 Sparks Library ...... 775.352.3200 Verdi Library ...... 775.345.8104 Internet Branch Library, www.washoecountylibrary.us ...... 775.327.8364 Hospitals Saint Mary’s Regional Medical Center, www.saintmarysreno.com...... 775.770.3000 Northern Nevada Medical Center, www.nnmc.com...... 775.331.7000 Renown Regional Medical Center, www.renown.org...... 775.982.4100 VA Sierra Nevada Healthcare System, www.reno.va.gov...... 775.786.7200 Tahoe Paci c Hospital, www.tahoepaci chospitals.com...... 775.355.5970
28| notes
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