This is general information to help you ask better questions. It is not insurance advice, we are not insurance agents, and we do not quote premiums, because a premium depends on the home, the coverage, the insurer and you. Most of what follows comes from the Nevada Division of Insurance's 2026 Consumer's Guide to Home Insurance and its homeowners pages (read October 16, 2026). Confirm details with a licensed insurance agent and with your own policy.
Do you have to carry it?
The Division says homeowners policies are not required by Nevada law, but mortgage lenders can require them as a condition of the loan. If your loan has an escrow account, your lender may collect insurance premiums along with your payment and pay them for you; the CFPB explains how that works (CFPB, escrow accounts). A lender can also buy force-placed coverage if yours lapses, which the CFPB says is typically more expensive.
What affects the premium
According to the Division, insurers look at risk factors such as proximity to a fire house, burglar alarms, proximity to flood zones or earthquake faults and the age of the home, and the premium also reflects the cost to replace or rebuild the house. The Division's guide also lists these factors:
- The company you choose, since different companies charge differently.
- The age and condition of the home, and the claims history of the home and of homes in the area.
- The coverage and optional endorsements you choose, and the deductible. Higher deductibles mean lower premiums.
- Insuring your home and autos with the same company, and how long you have been with your current insurer.
- Your credit history, which Nevada insurers may use to decide whether to sell you insurance and what to charge.
- Your history of claims for water damage, fire, theft or liability on homes you have owned.
- Protection devices such as smoke detectors, a burglar alarm or a sprinkler system, for which many insurers offer a discount.
The Division also offers a homeowner coverage lookup tool that lists coverage options by ZIP code.
Coverage types in plain terms
A homeowners policy combines protections: damage to the home, contents, personal liability, medical payments for others hurt on your property, and temporary living expenses. The Division's guide describes the standard policy forms:
- HO-3 (special form): covers the home against almost every peril except those specifically excluded; contents are covered for named perils.
- HO-5 (open perils): open-perils coverage on both the home and its contents; not offered by all companies.
- HO-6 (condominium unit-owners form): covers a unit owner for the unit's own property and items not insured by the association's policy, and includes personal liability protection.
- HO-4 (renters): covers a renter's belongings, not the building.
- Dwelling fire (DF-1): covers only the dwelling; the Division notes it is the kind a lender buys if your policy lapses.
Two terms matter when you compare quotes. Replacement cost pays to rebuild or repair with similar materials without deducting for depreciation. Actual cash value pays after depreciation. The Division says many insurers require you to insure at least 80 percent of replacement cost, and recommends coverage equal to the full replacement cost.
Condos, townhouses and HOA master policies
If you buy a condo, the association usually carries a master policy for the building, and you carry an HO-6 for what the master policy does not cover. The Division says an HO-6 covers property damage to personal belongings, wall, floor and ceiling coverings and accessories not originally installed in the unit, and provides liability protection. Which parts of the unit the master policy covers differs by association, so ask the HOA for its policy summary and ask your insurer what an HO-6 should include. For a townhouse, the Division says you may insure it through either an individual homeowner's policy or an association master policy.
Associations can shop for coverage too: the Division publishes a commercial habitational shopping tool for condominiums and HOA policies. See also our guides to condos and townhomes and high-rise condos.
Flood and other exclusions
The Division says homeowners policies do not cover every risk, and that flood, earthquake and war require special insurance policies or endorsements. To see whether a home is in a mapped flood zone, look up the address on FEMA's Flood Map Service Center, and learn about the National Flood Insurance Program at FloodSmart. The Regional Flood Control District is the local agency for flood control in Clark County. Nevada's Seller's Real Property Disclosure asks whether the property is in a designated flood plain (Form 547). Ask any insurer whether a waiting period applies before flood coverage begins.
Other things the Division flags
- Vacancy. Your policy may have a vacancy clause or other conditions that limit coverage if the home is vacant for a certain number of days, usually 30 or more. Tell your insurer if you are selling and living elsewhere.
- Cancellation and non-renewal. The Division says that if an insurer will not renew your policy it must give 30 days' notice, and that a new insurer can cancel for any reason within the first 70 days.
- Home inventory. Keep a record of what you own. The Division has a home inventory resource.
Questions to ask before you buy a home
- Can I get an insurance quote for this address before I make an offer? Ask the seller or the listing agent for the home's claims history if it is available.
- Is the roof, plumbing, electrical or air conditioning old enough to affect coverage?
- For a condo: what does the HOA master policy cover, and what is the deductible for the building?
- Is the home in a mapped flood zone?
Where to get help
The Nevada Division of Insurance publishes its guides at doi.nv.gov and takes consumer questions and complaints; its Las Vegas office is at 3300 W. Sahara Ave., Suite 275, with a listed phone number of (702) 486-4009. A licensed insurance agent can tell you what is available for a specific home.
Related guides
- Nevada Property Taxes Explained
- First-Time Home Buyer Guide for Las Vegas
- New Construction Homes in Las Vegas
If you want help comparing homes, contact 1st Realty.
