Airbnb Rules in Nevada: Complete 2026 Compliance Guide for STR Hosts & Property Owners
Short-term rentals are a significant part of the tourism economy in Nevada, especially in cities like Las Vegas and Reno. Nevada’s Assembly Billy 363 created a state law framework for short-term rentals that, as passed, applies to counties such as Clark County with a population over 700,000 and cities within that county with a population of over 25,000 such as Las Vegas, Henderson and North Las Vegas. AB363 requires covered local governments to adopt ordinances and sets certain baseline parameters but implementation details are local. The state’s approach thus creates varying compliance requirements that short-term rental operators must navigate based on their specific property location.
This guide addresses the complete legal requirements to operate short-term rentals in Nevada legally, covering compliance obligations from licensing through ongoing operational standards across major jurisdictions.
What this guide covers:
This comprehensive resource details Nevada’s AB 363 framework, jurisdiction-specific licensing processes, lodging tax obligations ranging from 13% to 13.8%, safety compliance standards, penalty structures and application procedures for Clark County, Las Vegas and Washoe County. This guide excludes general Airbnb hosting tips, marketing strategies or property management advice unrelated to legal compliance.
Who this is for:
This guide is designed for current and prospective Nevada short-term rental hosts, property owners considering vacation rentals in Las Vegas, Reno and other areas and investors evaluating Nevada’s short-term rental market. Whether you’re launching your first rental business or ensuring ongoing compliance with new rules, you’ll find specific regulatory guidance and actionable requirements for your jurisdiction.
Why this matters:
Clark County had issued 289 citations as of May in 2024, with fines reaching up to $10,000 daily for unlicensed rentals, while only approximately 208 licensed permits exist among an estimated 14,000 illegal listings. The enforcement gaps persist due to platform address withholding until booking confirmation. Recent federal court rulings in 2025 have created legal uncertainty, making compliance more critical than ever.
What you’ll learn:
Nevada’s Assembly Bill 363 framework and local implementation variations
Jurisdiction-specific licensing processes including Clark County’s lottery system
13%+ transient lodging tax compliance and registration requirements
Operational requirements and safety standards
Penalty structures and enforcement mechanisms across Nevada jurisdictions
Understanding Nevada’s short-term rental legal framework
Assembly Bill 363 passed in 2021 established a statewide baseline requiring many local governments to regulate rather than prohibit vacation rental operations. Many Nevada jurisdictions define short-term rentals as properties rented for 30 consecutive days or less, but definitions can vary. For example, Washoe County defines STR as less than 28 days whereas unincorporated Clark County uses 30 consecutive days or less.
Nevada’s approach differs fundamentally from states with uniform statewide rules, instead empowering local authorities to create jurisdiction-specific short-term rental regulations that address community needs while maintaining the state’s tourism-dependent economy.
Assembly Bill 363 state framework
Assembly Bill 363 lifted prior outright bans on short-term rentals across some Nevada cities and counties, establishing that certain local jurisdictions must create regulatory pathways rather than complete prohibitions. The legislation emerged after Assemblywoman Rochelle Nguyen discovered "thousands of illegal listings," prompting oversight introduction influenced by resort industry lobbying from the Nevada Resort Association and Culinary Workers Union Local 226.
State-level requirements mandate that short-term rental operators in covered jurisdictions obtain a Nevada business license and comply with occupancy, safety and tax rules. However, the assembly bill delegates enforcement authority and specific operational restrictions to local governments, creating the jurisdictional complexity that defines Nevada’s regulatory landscape.
This state framework connects to local implementation because AB 363 establishes minimum requirements while permitting stricter local ordinances, explaining why neighboring cities within Clark County can have dramatically different rules for the same type of rental business.
Local jurisdiction authority
Clark County, Las Vegas, Reno, Henderson and other municipalities each create distinct regulations under the AB 363 umbrella, resulting in permit caps, spacing requirements and owner-occupancy mandates that vary by city limits and unincorporated areas. Unincorporated Clark County maintains some of Nevada’s most restrictive rules, including distance requirements from resort hotels and licensing caps, while Washoe County emphasizes neighborhood compatibility over hard caps.
The dramatic variation between neighboring jurisdictions creates compliance challenges for property owners operating near municipal boundaries. A property in the City of Las Vegas faces different requirements than one in unincorporated Clark County just blocks away, requiring precise jurisdiction identification before any licensing attempt.
Understanding your exact governing authority represents the essential first step before beginning any licensing process, as applications submitted to the wrong jurisdiction result in automatic rejection and wasted fees.
Licensing requirements by jurisdiction
Nevada’s licensing processes vary significantly between Clark County, Las Vegas, Reno and other municipalities, with application periods, required documentation and approval timelines differing dramatically based on property location.
Clark County licensing process
Unincorporated Clark County requires a short-term rental license under Chapter 7.100 of the county code, administered through the Department of Business License with application periods currently closed as of August 2023 due to cap constraints limiting total permits to approximately 3,000 based on housing unit calculations.
When application periods open, the lottery system requires completion within 60 days and approval within 30 days following selection. Required documentation includes owner-occupancy proof, liability insurance certificates meeting minimum coverage thresholds, detailed site and floor plans and proof of compliance with distance requirements.
Distance requirements mandate properties be located at least 2,500 feet from resort hotels near the Las Vegas Strip and 1,000 feet from other licensed short-term rentals, creating significant geographic limitations on eligible properties. First-year fees range from $750 (upto three bedrooms) to $1,500 (more than three bedrooms) based on home size, with licenses renewed annually.
Las Vegas requirements
The City of Las Vegas defines short-term vacation rentals as the rental of residential dwelling unit for 30 consecutive days or less. The city requires a business license specifically for owner occupied homes, limiting eligible properties to those with three bedrooms or less where the property owner maintains primary residence. This restriction fundamentally differs from Clark County’s approach, prioritizing residential neighborhood protection over investment property operations.
Short-term rental business license applications require meeting Conditional Use Verification as well as zoning regulations, and short-term rental owners must comply with licensing, noise, trash and parking regulations. The 660-foot density spacing between rentals applies to both single-family and multi-family homes, preventing concentration of vacation rental properties in specific neighborhoods.
Commercial events including weddings, parties and similar gatherings are explicitly banned under Las Vegas regulations, with violations triggering enforcement actions and potential license revocation.
Unincorporated Washoe County permit
Washoe County includes tourist hotspots Reno and northeastern Lake Tahoe, but Reno is an incorporated city with its own short-term rental regulations.
Unincorporated Washoe County defines short-term rentals as those renting an entire home or part of it for less than 28 consecutive days. Short-term rental owners are required to obtain a permit from the Washoe County Planning & Building Department including submitting documentation such as notarized owner affidavit, proof of property tax payment, site plan, floor plan, short-term rental liability insurance with a minimum coverage of $500,000, info for a local contact person available 24/7 and educational material to be provided to guests. Applications can be submitted online.
Short-term rental properties must also pass a building inspection, and permit fees are determined by occupancy: $500 for up to 10 occupants, $1,000 for 11-20 occupants and $1500 plus $65 per occupant over 20. Failure to obtain a permit prior to operating a short-term rental can lead to fines of up to $1,000 a day. Property owners must also add their registration number to their Airbnb and other short-term rental listings.
Safety standards mandate smoke detector installation in all bedrooms and common areas, fire extinguisher placement in accessible locations and compliance with local fire codes. Occupancy limits tie directly to bedroom count and property size, with enforcement through complaint-driven investigations.
This comparison demonstrates why short-term rental property owners must verify exact jurisdiction requirements before beginning any licensing process, as assumptions based on neighboring area rules lead to non-compliance.
Tax obligations and financial requirements
Nevada short-term rental owners face multiple tax layers including transient lodging taxes, sales taxes and registration requirements that vary by jurisdiction while creating substantial compliance obligations.
Transient lodging tax rates
Las Vegas imposes a 13-13.8% Transient Occupancy Tax rate on all short-term vacation rental income, while hosts who only offer long-term bookings of over 31 nights are exempt from this tax. Unincorporated Clark County charges a combined Transient Lodging Tax (or Room Tax) of 10.5-13.38% of the listing price and Washoe County imposes a Transient Lodging Tax of either 13-13.5% of the listing price. Airbnb collects and submits these taxes for all bookings on its platforms but short-term rental businesses will be responsible for doing the same for direct bookings and those from other platforms, maintaining documentation proving complete tax compliance.
Registration with the Nevada Department of Taxation establishes the legal framework for collecting and remitting transient lodging taxes, creating compliance records independent of platform-based collection services.
Additional Sales Tax Obligations
Clark County’s 8.375% sales tax applies to rental income in addition to transient lodging obligations, creating combined tax burdens approaching 22% of gross rental revenue. State and local sales tax compliance varies across different Nevada local jurisdictions, requiring verification of exact rates for specific property locations.
Monthly remittance applies to most operators, though quarterly options exist for lower-volume hosts meeting specific thresholds. Penalties for non compliance include interest charges, late fee, and potential license revocation for repeated failures to pay applicable taxes.
A tax professional can provide guidance on exact obligations, exemptions and remittance schedules based on property location and expected rental volume, ensuring complete compliance with all Nevada tax requirements.
Insurance and business registration
Mandatory liability insurance coverage varies by jurisdiction, with Las Vegas requiring $500,000 minimum coverage while other areas may require $1 million or more. Standard homeowner’s insurance typically excludes commercial rental activities, requiring specialized short-term vacation rental policies or endorsements specifically covering short-term rental operations.
Nevada Secretary of State registration for business entity formation (LLC or similar structure) provides liability protection beyond insurance, separating personal assets from rental business obligations. Registration with the Nevada Secretary creates the legal business framework for proper insurance, banking and tax compliance.
Proper insurance documentation must accompany all license applications and renewal submissions, with coverage verification required before approval or activation of any short-term rental permit.
Operational rules and compliance standards
Licensed short-term rental operators must maintain ongoing compliance with safety equipment standards, occupancy limits and neighborhood compatibility requirements throughout their operational period across all Nevada jurisdictions.
Occupancy and safety requirements
Safety equipment installation follows specific requirements designed to protect guests and ensure emergency service access:
Install smoke detectors: Mount functional units in every bedroom and common area, testing monthly and replacing batteries annually according to manufacturer specifications
Install carbon monoxide detectors: Position units near all sleeping areas, particularly in properties with attached garages or gas appliances
Provide fire extinguishers: Install easily accessible fire extinguisher units in kitchen areas with current inspection tags
Display visible address numbers: Ensure clearly readable address numbers visible from the street for emergency service identification
Occupancy limits based on property size and local jurisdiction rules restrict guest capacity to prevent overcrowding and associated neighborhood impacts. Most jurisdictions calculate limits using bedroom count, with two guests per bedroom plus additional common area allowances.
Event prohibition policies ban commercial events including weddings, parties and gatherings exceeding normal occupancy limits, with violations triggering enforcement actions and potential permanent license revocation.
Neighborhood compliance standards
Noise restrictions require guest communication protocols establishing quiet hours, typically between 10PM and 8AM, with short-term rental businesses responsible for guest compliance. Many operators provide written guidelines and contact information for immediate response to neighbor concerns.
Parking regulations mandate adequate off-street parking for anticipated guest vehicles, preventing street congestion and neighbor complaints that trigger enforcement investigations. Properties must demonstrate parking capacity during the application process and maintain availability throughout operations.
Homeowner association (HOA) compliance verification is essential for properties in planned communities, as many HOAs maintain complete prohibitions on short-term rental businesses regardless of local ordinance permissions. Property owners must review Covenants, Conditions and Restrictions (CC&Rs) which are legally binding and obtain written confirmation before investing in licensing, as HOA violations can result in fines, foreclosure threats and forced cessation of rental operations.
Comparison: Owner-occupied vs. investment properties
Feature | Owner-Occupied | Investment Property |
Las Vegas | Legal with license | Prohibited |
Clark County (Unincorporated) | Eligible for lottery | Technically eligible, but heavily constrained |
Washoe County | Allowed depending on zoning | Allowed only in certain zones |
Henderson | Allowed with registration and restrictions | Allowed subject to zoning and registration limits |
Insurance Requirements | Jurisdiction-specific minimums | Jurisdiction-specific minimums (higher coverage often required by insurers) |
Tax Treatment | Same tax rates apply | Same tax rates apply |
Most Nevada jurisdictions favor or require owner-occupancy for short-term rental licensing, reflecting community concerns about investment property impacts on neighborhood character and housing availability. The City of Las Vegas prohibition on investment properties exemplifies this trend, while unincorporated Clark County’s lottery system technically permits non-owner occupied applications despite practical limitations.
Understanding these distinctions before property purchase prevents costly mistakes and failed licensing attempts for investors expecting uniform treatment across Nevada’s short-term rental market.
Common Challenges and Solutions
Successful short-term rental hosts ensure compliance with short-term rental laws through proactive management of jurisdiction identification, tax obligations and documentation requirements that commonly create enforcement triggers across Nevada.
Challenge 1: Jurisdiction identification confusion
Solution:
Verify exact governing jurisdiction through county assessor records before any licensing attempt, as Las Vegas Valley boundaries create complex overlapping authorities between Clark County, Las Vegas, North Las Vegas and Henderson.
Properties near municipal boundaries often fall under unexpected jurisdictions, with city limits creating invisible compliance boundaries. A property address in “Las Vegas” may actually be unincorporated Clark County or Henderson, each with dramatically different local regulations and licensing processes. The Clark County Assessor’s office provides definitive jurisdiction identification through parcel lookup.
Challenge 2: Tax collection and remittance
Solution:
Maintain independent tax records even when platforms collect taxes automatically, ensuring backup compliance documentation and verification that all lodging taxes reach appropriate local authorities.
Airbnb and similar platforms collect some Nevada taxes but not all, with host liability for complete compliance regardless of platform collection. Research shows that hosts remain legally responsible for any gaps between platform remittance and total tax obligations, requiring quarterly verification of collected amounts against required payments.
Challenge 3: Owner-occupancy documentation
Solution:
Maintain comprehensive primary residence documentation including utility bills, voter registration and driver’s license address consistency before applying in jurisdictions requiring owner occupied status.
Documentation requirements for proving legitimate owner-occupancy include multiple forms of address verification, with inconsistencies triggering application delays or denials. Proactive compilation of utility bills, vehicle registration, bank statements and voter registration records at the property address streamlines the approval process and demonstrates genuine primary residence status.
Penalties and Enforcement Actions
Nevada’s major short-term rental jurisdictions maintain robust enforcement mechanisms and substantial penalty structures targeting unlicensed rentals and operational violations.
Fine structures and violations
Clark County fines range from $1,000 to $10,000 daily for operating unlicensed short-term rentals, with continued violations potentially leading to foreclosure threats through lien placement on properties. The county’s aggressive enforcement stance reflects tourism industry pressure to limit competition with resort hotels.
Las Vegas enforcement actions include permit revocation processes for repeated violations, false documentation or criminal charges related to rental operations.
Operating without proper licensing constitutes the most common violation, followed by tax remittance failures, safety equipment deficiencies and neighbor complaint accumulation. Each violation category carries specific penalty schedules with escalating consequences for repeated offenses.
Enforcement mechanisms
24/7 complaint hotlines enable neighbors to report suspected violations. Complaint-driven investigations often reveal multiple violations beyond initial reports, creating cascading enforcement actions.
Platform monitoring through third-party sites identifies unlicensed listings, though recent federal court rulings have limited local authorities’ ability for ordinance enforcement creating ongoing legal uncertainty. Legal challenges from the Greater Las Vegas Short-Term Rental Association, homeowners and Airbnb argued that current regulations infringe property rights and impose unconstitutional monitoring duties on platforms. The outcome of the appeal will determine long-term enforcement capabilities.
Stay informed about regulatory changes through local host communities and legal professional consultation, as the evolving legal landscape may significantly alter compliance requirements.
Navigating Nevada's STR laws and taxes
Nevada’s jurisdiction-specific compliance framework requires short-term rental operators to identify their exact governing authority before taking any licensing steps, with different requirements between Clark County, Las Vegas and other municipalities creating compliance complexity.
To get started:
Determine your property’s exact jurisdiction through county assessor records
Verify current licensing availability (Clark County applications remain closed as of early 2026)
Gather required documentation including insurance certificates, property plans and ownership proof
Register for transient lodging tax obligations with the Nevada Department of Taxation
Secure proper insurance coverage meeting your jurisdiction’s minimum requirements
Monitor ongoing legal developments, as the 2026 appeal of federal court rulings may significantly alter enforcement capabilities and licensing requirements across Nevada’s short-term rental market.
Additional Resources
Hosts can obtain licensing and compliance information directly from their governing authority, including the Clark County Department of Business License for short-term rental permits and lottery updates, the City of Las Vegas Business Licensing Division for owner-occupied rental applications, the Henderson Business License Division for registration and enforcement inquiries and Washoe County Community Services for permits covering Reno-area properties. For tax compliance, hosts should register with the Nevada Department of Taxation for transient lodging tax obligations and consult the Clark County Treasurer regarding local tax remittance requirements. Ongoing regulatory updates, advocacy and compliance assistance are also available through local short-term rental associations, qualified legal professionals experienced in Nevada short-term rental law and insurance providers specializing in vacation rental liability coverage.
FAQs
What is the primary law governing short-term rentals (STRs) in Nevada?
Nevada's Assembly Bill 363 (AB 363), passed in 2021, provides the statewide framework for short-term rentals. It requires certain local governments, like those in Clark County, to regulate short-term vacation rentals rather than ban them outright, but it delegates the specific rule-making and enforcement to each local jurisdiction.
Are the rules for Airbnb the same everywhere in Nevada?
No, the rules vary significantly by location. AB 363 allows local authorities in places like Clark County, Las Vegas, Reno, Henderson, Lake Tahoe and Washoe County to create their own specific ordinances. This results in different licensing processes, fees, occupancy limits and other regulations depending on your property's exact address.
Can I operate a short-term rental in an investment property in Las Vegas?
No, the City of Las Vegas prohibits short-term rentals in investment properties. A license is only available for owner-occupied homes where the owner lives on-site as their primary residence.
Do I need special insurance for my short-term rental?
Yes, you must have specialized short-term rental liability insurance, as standard homeowner's policies typically do not cover commercial rental activities. The minimum required coverage varies by jurisdiction, with Las Vegas and Washoe County requiring at least $500,000, while other areas might mandate $1 million or more.
What are some common operational rules for licensed STRs in Nevada?
Licensed operators must adhere to strict operational standards. These include installing smoke and carbon monoxide detectors, providing fire extinguishers, observing occupancy limits (usually two guests per bedroom), enforcing quiet hours (typically 10 PM to 8 AM) and ensuring adequate off-street parking for guests. Commercial events like parties and weddings are also prohibited.
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