Buying a home in Incline Village is exciting, but the title paperwork can feel like a maze. You want to know your ownership is clean, secure, and future-proof. The good news is that title insurance is designed to protect you from many hidden risks that can pop up after closing. In this guide, you’ll learn what title insurance really covers, what it does not, key Incline Village issues to watch, endorsements to consider, and a simple checklist to use before you sign. Let’s dive in.

Title insurance basics

Title insurance is a one-time policy you buy at closing to protect against losses caused by defects in the property’s title that existed before you owned it but were unknown at the time. It is different from homeowners or hazard insurance because it looks backward in time rather than covering future events.

There are two types of policies you will see at closing:

• Owner’s policy: Protects you, the buyer, typically up to the purchase price.
• Lender’s policy: Protects your lender up to the loan amount. Lenders usually require this when you finance a purchase.

If a covered claim comes up later, title insurance can pay to fix the problem and provide legal defense.

What it usually covers

• Forged or invalid deeds
• Undisclosed or missing heirs who claim ownership
• Errors in public records, such as recording or indexing mistakes
• Unknown liens that did not show up in the search, like mechanic’s, tax, or judgment liens
• Improperly recorded easements or encumbrances
• Breaks in the chain of title from past transfers

What it usually does not cover

• Zoning, land-use, or permit issues, including TRPA or building code compliance
• Claims or changes recorded after your policy date
• Matters listed as exceptions on your policy, such as recorded easements or covenants
• Issues you knew about and accepted in writing
• Physical conditions, soil stability, or survey-related boundary disputes unless you add specific endorsements
• Rights of parties in possession unless you have coverage for that risk

How your policy gets created

Before closing, the title company searches public records through the Washoe County Recorder, Assessor, courts, and tax sources. You receive a preliminary title report, also called a commitment, that lists exceptions and any items that must be addressed. You, your agent, and your lender review it, decide what needs to be cured, and determine whether extra endorsements are needed. You pay the premium at closing, and the policy insures against covered defects that existed up to that date.

Incline Village title nuances

Incline Village sits on the Nevada side of Lake Tahoe in Washoe County. The area includes single-family homes, condos, luxury lakefronts, and older lots created by historic plats. Multiple agencies influence ownership and use, including the Incline Village General Improvement District, Washoe County, and the Tahoe Regional Planning Agency. That mix creates a few local title themes to watch closely.

Easements and rights-of-way

Utility easements, private driveway easements, and old road or trail easements are common. Some access routes have been used for decades and may be unrecorded or claimed by long-term use. Confirm how the property reaches a public road and whether that access is recorded.

Beach, shoreline, and lake access

Lake-edge properties can involve littoral rights or recorded easements for access. These rights vary and can be complex. If lake access is important, verify the exact recorded rights or easements in the chain of title and understand any public access limitations.

Older plats and ambiguous legal descriptions

Some Tahoe parcels were created with irregular metes-and-bounds descriptions or early subdivision maps. This can lead to gaps in the chain of title or unclear boundaries. A current survey can reduce risk and support stronger coverage.

HOAs, CC&Rs, and special assessments

Many homes and condos are in HOAs or subject to recorded covenants. These documents and any assessments usually appear as exceptions on your title commitment. Read the CC&Rs and check for unpaid dues or special assessments that should be settled in escrow.

Surveys and encroachments on sloped lots

On steep or wooded parcels, fences, sheds, driveways, or decks sometimes encroach onto neighboring land or into recorded easements. A current ALTA/NSPS survey can identify these issues so you can resolve them or add the right endorsement.

Regulatory overlays vs. title

TRPA and other regulatory rules affect how you can use the property. These are not title defects, and title insurance does not cover losses caused by regulatory compliance. Keep title risks separate from land-use approvals, permits, or building code matters.

Public land adjacency and IVGID

Homes that border U.S. Forest Service or other public lands can have special access considerations recorded against the title. Within Incline Village, confirm any IVGID-related easements for water or sewer and check for any related charges.

Your title process in Washoe County

Title search and your preliminary report

After your offer is accepted, the escrow and title team runs a full search and issues a preliminary title report. This report lists exceptions that will remain on the final policy unless cured or insured over. You and your agent should review each exception and decide what you can accept.

Clearing items and adding endorsements

Some exceptions, such as old liens, can be cleared before closing. Others are standard items like easements or CC&Rs that the policy will list as exceptions. Where risk remains, targeted endorsements can add protection. Ask your escrow officer which options fit your property.

Closing and policy issuance

At closing, you pay a one-time premium for the owner’s policy if you are obtaining one, and your lender’s policy if you have a loan. After the deed records, the title company issues the final policies. Keep your policy and the final title report in a safe place.

Endorsements to consider in Incline Village

Not every property needs every endorsement. Choose based on the preliminary report, survey results, and property type.

• Survey or survey exception removal endorsement: Helpful on older or irregular Tahoe lots. It can provide coverage for boundary issues or encroachments when supported by a current survey.
• Access endorsement: Confirms legal access to a public road by deed or recorded easement.
• Easement and encroachment endorsements: Adds protection for undisclosed encroachments or insures against certain losses tied to recorded easements.
• HOA or CC&R endorsement: Addresses risks related to covenant enforcement or conflicts in recorded HOA documents.
• Mineral or water rights endorsements: Consider if wells, springs, or historic rights are involved. For lakefronts, review littoral rights with the title officer.
• Mechanic’s lien endorsement: Useful when recent renovations occurred before closing.
• Environmental lien endorsement: Consider if there is a risk of cleanup liens that could attach to the property.
• 1031 exchange or vesting endorsements: If you are buying or selling in a tax-deferred exchange or using an entity for ownership.

Costs, who pays, and local custom

Title insurance premiums are charged once at closing. If you obtain both an owner’s and a lender’s policy, you will see two separate premiums. Pricing scales with the policy amount and can vary by company and state. Endorsements and closing services can add to the total.

Who pays the owner’s policy is a matter of local custom and negotiation. In Incline Village and the rest of Washoe County, practices can vary by transaction. The cleanest approach is to confirm early in your purchase agreement and ask your escrow officer for a written quote that includes any expected endorsements.

Buyer checklist for Incline Village closings

Use this list with your agent and escrow officer to stay ahead of issues.

• Request and read the preliminary title report. Confirm what will be cleared, what will be insured, and what will remain as exceptions.
• Confirm that an owner’s policy will be issued and who is paying for it. Put this in the contract.
• Ask whether a current ALTA/NSPS survey exists. If not, consider ordering one to address boundary and encroachment concerns.
• Review recorded easements, rights-of-way, and any IVGID or TRPA references in the report.
• Check for unpaid HOA dues, special assessments, or other liens. Request HOA documents and financials if applicable.
• Verify property tax status and how taxes will be prorated in escrow.
• Ask about endorsements that fit your property’s risks, including access, survey, easements, and HOA.
• Confirm your lender’s title insurance requirements and any lender-required endorsements.
• For lakefront or lake-access homes, confirm recorded littoral rights and any limitations on public access.
• If recent work was done, confirm that contractors were paid and whether mechanic’s lien coverage applies.
• Ask about any pending litigation, boundary disputes, or quiet title actions affecting the property.
• Confirm how and when the deed and any loan payoffs will record. Request a sample owner’s policy and read the exceptions.

Red flags worth extra attention

• Gaps in the chain of title or missing deeds
• A high number of easements or rights retained by districts or agencies
• Unrecorded access or neighbor claims of long-term use
• Recent rescinded permits, unpermitted structures, or active encroachment disputes
• Pending foreclosure or notices of default
• Lot splits that do not match recorded plats or vague metes-and-bounds without a recent survey

Common Incline scenarios and tips

• You find a shared driveway across two older parcels. Ask for a recorded access easement and consider an access endorsement. A survey may be needed to confirm the drive is within the easement area.
• Your lake-access expectation relies on an old map or neighborhood lore. Do not assume access exists. Confirm the exact recorded easement or littoral right and keep a copy with your closing documents.
• The preliminary report lists multiple utility and drainage easements. Walk the property with the surveyor if possible and make sure planned improvements do not interfere. Add endorsements if recommended by your title officer.

Partner with local guidance you can trust

You deserve a smooth closing and confidence in your ownership. Our team helps you read the preliminary report, coordinate with escrow, and focus your due diligence on the title items that matter most in Incline Village. If you are weighing survey options, endorsements, or lake access questions, we can help you prioritize and get clear answers before you sign.

Ready to talk through your plan? Connect with Jamie & Kirk Baines for a friendly, no-pressure consultation tailored to your Incline Village purchase.

FAQs

What is title insurance for Incline Village homebuyers?

• It is a one-time policy you buy at closing that protects against covered losses caused by pre-existing title defects, such as unknown liens or recording mistakes.

Do I need both an owner’s and a lender’s title policy?

• If you finance your purchase, the lender will usually require a lender’s policy. An owner’s policy protects your equity and is recommended for most buyers.

How do TRPA rules affect title insurance coverage in Tahoe?

• TRPA and other regulatory limits are land-use matters, not title defects. Title insurance does not cover losses from permit, zoning, or regulatory compliance.

Should I order a survey for an Incline Village property?

• A current ALTA/NSPS survey can reduce risk on older or irregular lots and may support endorsements that remove or narrow survey-related exceptions.

Who typically pays for the owner’s policy in Washoe County?

• It varies by custom and negotiation. Confirm who pays in your purchase agreement and ask your escrow officer for a written quote early in escrow.