Duties of a Personal Representative in Nevada
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By Ronald W. Brilliant, Attorney at Law · Licensed in Idaho, Nevada & California · Last reviewed: September 2026 against Nevada Revised Statutes Title 12 (current through the 2025 legislative session)
In This GuideNevada Wills & ProbateTopic 10 of 17: Personal Representative Duties
A personal representative is the person the court puts in charge of a deceased person’s estate. Nevada uses the term to include an executor, an administrator, a successor personal representative and a special administrator (NRS 132.265). The court’s authority is shown by letters, which include letters testamentary, letters of administration and letters of special administration (NRS 132.220).
This page explains the general duties in chapters 143 and 144 of the Nevada Revised Statutes: taking control of property, preparing the inventory, moving the estate along, investing money and handling lawsuits. It matters to anyone serving as a personal representative, and to the heirs (people entitled to inherit when there is no will) and devisees (people named in a will to receive property) who depend on that work (NRS 132.165, 132.100). If no one has been appointed yet, start with Opening Probate and Executors and Administrators.
Taking Possession of and Protecting Estate Property
A personal representative must take possession of all the decedent’s real and personal property, except property the statutes exempt, and must collect all money owed to the decedent or the estate (NRS 143.030(1)). The personal representative may receive rents and profits from the property until the estate is settled or the court orders the property delivered to the heirs or devisees (NRS 143.020).
The personal representative must also make a reasonable effort to preserve and maintain the property. That includes keeping houses and other buildings under his or her control in good tenantable repair (NRS 143.020).
There are limits. The right to possession is subject to the surviving spouse’s and minor children’s right to remain in the homestead, explained on the Family Protections page (NRS 143.020, 146.010). If a guardian was holding the decedent’s assets, the personal representative may not take them until the guardianship ends and the guardian is ordered to distribute them to the personal representative (NRS 143.030(3)).
Partnerships and Businesses
A surviving partner may keep possession of partnership property and wind up its business, but the decedent’s interest must be included in the inventory (NRS 143.040(1)). The surviving partner must settle the partnership’s affairs without delay, account to the personal representative and pay over what is owed to the estate (NRS 143.040(2)).
After giving notice, and subject to any partnership or operating agreement, a personal representative may generally continue the decedent’s role as a general partner or LLC manager, keep running an unincorporated business, and exercise the decedent’s shareholder or membership rights, unless the will provides otherwise (NRS 143.050(1)). The court may restrict these actions (NRS 143.050(2)). Unless the will or the court specifically allows it, the personal representative may not receive separate pay for running the business (NRS 143.050(3)).
More Than One Personal Representative
If there are two personal representatives, one may act alone if the other is absent from Nevada or has a legal disability or conflict of interest. If there are more than two, the acts of a majority are sufficient (NRS 143.010).
The Inventory and Appraisal
Within 120 days after letters are issued, every personal representative must file with the clerk a true inventory and appraisement, or record of value, of all the decedent’s assets that have come into his or her possession or knowledge (NRS 144.010(1)). The court may extend this time for good cause, and all interested persons may waive the requirement by unanimous written consent (NRS 144.010(1)).
What the Inventory Must Show
- All of the decedent’s real and personal property, wherever located, that is subject to the court’s jurisdiction (NRS 144.040(1), (2)(a)).
- Money owed to the decedent, such as receivables, notes, bonds and mortgages, with the debtor’s name, the date, the original amount and the amount the appraiser believes is collectible (NRS 144.040(2)(b)).
- Mortgages on the estate’s property (NRS 144.040(2)(c)).
- As far as can be determined, which part of the estate is community property and which is separate property (NRS 144.040(3)(a)).
- An account of the decedent’s money that the personal representative has received (NRS 144.040(3)(b)).
The personal representative must swear an oath, attached to the inventory, that it truly states the estate, including any just claims the decedent had against the personal representative (NRS 144.070). Being named personal representative in a will does not cancel a debt he or she owed the decedent; the debt must be listed in the inventory (NRS 144.050).
Appraisals and Records of Value
The personal representative may hire a qualified, disinterested appraiser to find the fair market value, as of the date of death, of any asset whose value is subject to reasonable doubt (NRS 144.020(1)). For an interest in a corporation, partnership, LLC or similar entity, a certified public accountant or other expert in valuation may be hired (NRS 144.025(1)). Each item worth more than $500 must be listed separately with its value (NRS 144.030(2)).
Assets whose value is not in reasonable doubt and that are equal in value to cash, such as money, bank or credit union deposits and life insurance policies, go on a verified record of value instead of an appraisal (NRS 144.020(3)). If the personal representative reasonably believes the household furniture and furnishings are worth less than $30,000, a verified record of value may also be used; an interested person may ask the court to require an appraisal, and the court must order one on a showing of good cause (NRS 144.020(5)).
Sharing the Inventory
Any time 60 days or more after letters are issued, an interested person may make a written request for a list of the estate’s assets known to the personal representative. The list must be provided within 10 days after the request is received (NRS 144.010(2)).
Unless an interested heir already requested and received that list, the personal representative must mail a copy of the filed inventory within 10 days after filing. It goes to the heirs if there is no will, to the devisees if there is a will, or to both if a will contest is pending, and proof of mailing must be filed (NRS 144.010(3)).
The personal representative may file a redacted inventory that hides account numbers, Social Security numbers and values. The full inventory must be made available for inspection if the court or an interested person asks (NRS 144.010(4)).
Newly Found Property and Missed Deadlines
Property discovered after the inventory is filed must be listed on a supplemental inventory within 20 days after its discovery (NRS 144.090(1)).
If a personal representative neglects or refuses to file the inventory on time, the court may revoke his or her letters, order that the enforcing person’s fees and costs be paid from the bond or, if there is no bond, by the personal representative personally, or hold the personal representative liable on the bond for harm caused by gross negligence or willful misconduct (NRS 144.080).
Reasonable Diligence and the 18-Month Closing Rule
A personal representative must use reasonable diligence in performing his or her duties and in pursuing the administration of the estate (NRS 143.035(1)).
The Report on Why the Estate Is Still Open
If there is no pending litigation or contested proceeding and the estate has not been closed, the personal representative must file a report explaining why. The report is due within 6 months after appointment if no federal estate tax return is required, or within 18 months after appointment if one is required (NRS 143.035(2)).
The clerk sets a hearing on the report. The personal representative must send a copy of the report and notice of the hearing to each affected heir or devisee, and to the Department of Human Services if it has filed a claim against the estate (NRS 143.035(3)).
The court then decides whether the personal representative has used reasonable diligence. If not, the court may set a deadline to close the estate, allow more time and require another report, or revoke the personal representative’s letters and appoint a successor (NRS 143.035(4)).
Closing Within 18 Months
Except as the statute provides, a personal representative must close the estate within 18 months after appointment (NRS 143.037(1)). If the estate is still open after 18 months, a devisee, creditor or heir may ask the court for a partial distribution in two situations:
- A claim or tax is unresolved. If a claim is in litigation or summary determination, a petition on a claim’s validity has been filed, or the federal estate tax has not been determined, the petitioner may ask that enough be held back to cover the claim or tax and related fees and costs, and the rest distributed (NRS 143.037(2)(a)).
- A will contest or heirship case is pending. The petitioner may ask that a certain amount be held back and the rest distributed, or that the entire distributable estate be held until the case ends (NRS 143.037(2)(b)).
The court may not order such a distribution if it would leave too little to pay taxes, creditors’ claims, administrative expenses or other just obligations of the estate (NRS 143.037(3)). See Distribution and Closing and Will Contests.
| Duty | Timing | NRS |
|---|---|---|
| File inventory and appraisement or record of value | Within 120 days after letters are issued, unless the court extends | 144.010(1) |
| Provide asset list on written request (request allowed 60 days or more after letters) | Within 10 days after receiving the request | 144.010(2) |
| Mail copy of filed inventory to heirs or devisees | Within 10 days after filing | 144.010(3) |
| File supplemental inventory | Within 20 days after discovering the property | 144.090(1) |
| Report why estate not closed (no federal estate tax return required) | Within 6 months after appointment | 143.035(2)(a) |
| Report why estate not closed (federal estate tax return required) | Within 18 months after appointment | 143.035(2)(b) |
| Close the estate, unless an exception applies | Within 18 months after appointment | 143.037(1) |
Investing and Managing Estate Money
Without prior court approval, a personal representative may invest estate property in (NRS 143.175(2)):
- Savings accounts in a Nevada bank, credit union, savings and loan association or savings bank, to the extent the deposit is insured by the FDIC, the National Credit Union Share Insurance Fund or an approved private insurer.
- Interest-bearing obligations of, or fully guaranteed by, the United States, or of the United States Postal Service or the Federal National Mortgage Association.
- Interest-bearing obligations of Nevada or a Nevada county, city or school district.
- Money-market mutual funds invested only in the items above.
- Any other investment the decedent’s will authorizes.
With court approval, a personal representative may make other investments and loans, and exercise the estate’s options to buy or exchange securities or other property (NRS 143.175(1)).
A personal representative may not directly or indirectly buy estate property unless the court approves it in advance after an application, notice and a hearing (NRS 143.170). For sales, see Selling Estate Property.
If someone who owes the estate cannot pay in full, the personal representative may, with court approval, give a discharge on terms in the estate’s best interest. The court may also authorize a compromise, or an extension or change of a debt owed to the estate, on a petition showing the advantage (NRS 143.140).
Lawsuits and Recovering Estate Property
A personal representative may sue and be sued to recover property, quiet title and enforce contracts in any case where the decedent could have sued or been sued (NRS 143.060). If a statute of limitations on the decedent’s claim had not expired at death, it does not bar the claim sooner than 1 year after the death (NRS 143.065).
Anyone who takes or converts the decedent’s money or property before letters are granted is liable to the personal representative for triple its value (NRS 143.100).
If a petition alleges that someone has concealed or taken estate property, or holds documents or a will showing the decedent’s interests, the court may order that person to appear and answer under oath (NRS 143.110(1)). A person who refuses to appear, or who ignores an order to turn over property, may be committed to the county jail (NRS 143.120(1), (2)). If the person is found innocent, his or her necessary expenses are paid from the estate (NRS 143.110(2)).
Court Orders Restraining a Personal Representative
On an interested person’s petition or ex parte application, the court may order a personal representative to stop specified acts of administration, disbursement or distribution if the personal representative may otherwise take action that would unreasonably jeopardize the interests of the petitioner, another interested person or the estate (NRS 143.165(1)). The order must be set for hearing within 10 days after entry unless the parties agree otherwise or the court sets another date (NRS 143.165(2)). The court may fine a person who obtains such an order without probable cause (NRS 143.165(4)).
Independent Administration
A personal representative granted authority under the Independent Administration of Estates Act may administer the estate as that Act provides without court supervision, but otherwise follows the same rules as any other personal representative (NRS 143.300, 143.365(1)). Those rules are covered on the Independent Administration page. Creditor claims and accountings are covered on Creditor Claims and Fees, Accountings and Taxes.
How I Can Help
I work with personal representatives throughout Nevada probate, from gathering and protecting assets to preparing and serving the inventory, meeting the reporting and closing deadlines, and responding when the court asks why an estate is still open. I also help heirs and devisees who have questions about how an estate is being handled. Request a consultation to discuss your situation.
This page provides general information about Nevada wills and probate law, based on Nevada Revised Statutes Title 12 as of the 2025 legislative session, and is not legal advice. Other Nevada laws, court rules, and case law also affect these matters. Every estate is different; consult an attorney about your situation. Reading this page does not create an attorney-client relationship.