Commission Disbursement Authorization (CDA) — Nevada Edition Template

The Commission Disbursement Authorization is the short document that makes agents' money move. Signed by the broker (or an authorized manager), the CDA instructs the closing agent — title company, escrow officer, or closing attorney — how to disburse the brokerage's commission at closing: how much to the brokerage, and how much directly to the agent per their split. Because license law in every state requires commissions to be paid to the broker (not directly to a salesperson except as the broker directs), the CDA functions as the broker's written payment direction that lets closing agents cut agent checks at the table without violating that rule.

This 2-page template includes: transaction identification (property, closing date, file number, buyer/seller); the brokerage's total commission due with the calculation basis (percentage of sales price or flat fee); itemized disbursement instructions (brokerage company dollar, agent split, team member splits, outstanding fee deductions, referral fees payable to outside brokers); wiring/delivery instructions with payee details; the broker's authorization signature with license number; and a hold-harmless provision for the closing agent relying on the instruction. A second page provides a multi-agent/team split table for deals with multiple participating licensees.

Operationally, CDAs reduce E&O exposure by eliminating verbal disbursement instructions and creating an audit trail that matches the brokerage's commission ledger — important in states that audit trust-account and commission records. The included notes flag states where direct-to-agent disbursement at closing is restricted or where commission checks must pass through the brokerage first, in which case the CDA still documents the internal split instruction. Simple document, big operational value.

About this Nevada Edition: Every template was redrafted around Nevada's real estate license law (NRS chapter 645), including the licensee duties owed to all parties and to clients (NRS 645.252 and 645.254), the written-consent rule for a licensee acting for more than one party (NRS 645.253), the compensation-through-the-broker rule (NRS 645.280), and the requirements that exclusive listing and buyer agreements be in writing with a definite termination date and no automatic renewal (NRS 645.320). Disclosure documents track the Seller's Real Property Disclosure regime (NRS 113.100–113.150), the common-interest community resale package and cancellation right (NRS 116.4109), and the facts Nevada deems not material (NRS 40.770), while contract forms rely on Nevada's statute of frauds for land contracts (NRS 111.210) and its Uniform Electronic Transactions Act (NRS chapter 719). The independent-contractor and team agreements reference Nevada's independent-contractor presumption (NRS 608.0155) and I.R.C. § 3508, and the commission forms note the commercial broker's lien provisions of NRS chapter 645 (NRS 645.8701 et seq.). These are supplemental drafting templates, not Nevada Real Estate Division forms, and must be reviewed by Nevada counsel.