How to Get a Short-Term Rental License in Las Vegas: Step-by-Step Application Guide

Understanding Which License You Need

Before you start gathering documents, confirm which jurisdiction handles your property. This determines which application you'll complete and which office processes your license.

Properties within City of Las Vegas boundaries follow the city's application process and must meet the owner-occupancy requirement. You'll apply through the City of Las Vegas Business License Division and follow their specific procedures.

Properties in Henderson go through the City of Henderson Business License Department. Henderson has different requirements including distance restrictions from other STRs, schools, and churches. The application process is similar but uses different forms and fee structures.

Properties in North Las Vegas follow that city's procedures, while properties in unincorporated Clark County currently cannot obtain new STR licenses due to the ongoing moratorium. Use the interactive maps to verify your property's jurisdiction before proceeding.

Each jurisdiction has slightly different requirements and processes, but the core documentation needs are similar. This guide focuses on the City of Las Vegas process since that's where most licensed STRs operate, but the principles apply across jurisdictions with minor variations.

Document Preparation Phase: Week 1

The first week is all about gathering the documents you'll need to submit with your application. Having everything ready before you start the online application prevents delays and ensures a smooth submission process.

Proof of Ownership

You'll need to provide documentation proving you own the property. Acceptable documents include your recorded deed, title insurance policy, or property tax statement showing you as the owner of record.

If you recently purchased the property and don't have a recorded deed yet, your closing documents and purchase agreement can work temporarily, but you'll eventually need the recorded deed. Contact the Clark County Recorder's Office if you need copies of recorded documents.

For properties held in LLCs or trusts, you'll need additional documentation showing your relationship to the entity that owns the property. Bring your LLC operating agreement or trust documents showing you as the managing member or trustee with authority to operate the business.

Property Insurance Documentation

Standard homeowner's insurance doesn't cover short-term rental operations. You need a policy that specifically covers STR use, or at minimum, a rider or endorsement on your existing policy that adds STR coverage.

Your insurance documentation must show the property address, policy effective dates, coverage amounts, and either specific STR coverage or language indicating the policy covers rental operations. Many insurance companies now offer dedicated STR policies—we've found these typically cost 20-30% more than standard homeowner policies but provide necessary liability protection.

Request a certificate of insurance or declarations page from your insurance agent that clearly shows STR-appropriate coverage. Generic proof of insurance cards won't suffice—the documentation needs to specifically reference rental or business use of the property.

Floor Plan Requirements

You need a floor plan showing the layout of your property including all rooms, doors, windows, and square footage. This doesn't need to be professionally drawn, but it must be accurate and to scale.

If you have original builder plans or architectural drawings, those work perfectly. Otherwise, you can create a simple floor plan yourself using free tools like RoomSketcher or even hand-draw it as long as it's neat and includes accurate measurements.

The floor plan must show bedroom counts (which determines your maximum occupancy), bathroom locations, kitchen and living areas, and all exits. Mark smoke detector and carbon monoxide detector locations on the plan as well—inspectors verify these against your floor plan during property inspections.

Include total square footage for the property and individual room dimensions if available. Label rooms clearly (Bedroom 1, Bedroom 2, Living Room, Kitchen, etc.) so inspectors can easily identify spaces during their review.

Parking Diagram

Create a simple diagram showing your property's parking layout. Mark driveways, garage spaces, and any designated guest parking areas. Include measurements showing parking space dimensions and clearances.

Your parking diagram needs to demonstrate you have the required minimum two off-street parking spaces, plus additional spaces based on your property's maximum occupancy. For properties that can accommodate 8+ guests, show where those additional parking spaces are located.

If parking spaces aren't clearly marked on your property, consider adding painted lines or markers to define spaces before your inspection. This makes it obvious to inspectors that adequate parking exists and prevents questions about capacity.

Neighbor Notification Proof

Some jurisdictions require you to notify adjacent property owners about your STR application. This typically means certified mail to all properties that share a property line with yours, plus properties directly across the street.

Create a list of all properties you need to notify with owner names and addresses from county tax records. Draft a notification letter explaining that you're applying for an STR license and providing your contact information for questions or concerns.

Send these letters via certified mail with return receipt requested. Keep the return receipts and copies of your notification letters—you'll submit these as proof you completed the required notifications. Give yourself extra time for this step because waiting for return receipts can take 2-3 weeks.

Not all jurisdictions require neighbor notification, but gathering this documentation proactively prevents delays if your jurisdiction does require it or adds this requirement during your application process.

Application Submission: Day 1

Once you've gathered all required documents, you're ready to complete and submit your application. Most jurisdictions now use online application portals, though some still require in-person submission.

Creating Your Online Account

Navigate to your jurisdiction's business license portal and create an account. You'll need an email address that you check regularly—this becomes your primary communication channel with the licensing department throughout the process.

When setting up your account, use accurate contact information. The licensing office will email you about missing documents, inspection scheduling, and application status updates. If they can't reach you, your application stalls.

Completing the Business License Application

The business license application asks for basic information about you, your property, and your intended business operations. Fill out every field completely and accurately—incomplete applications get kicked back automatically.

You'll provide your name, contact information, property address, and business structure details. For most single-property STR owners, you're operating as a sole proprietor unless you've set up an LLC specifically for this property.

The application asks about your property specifics: number of bedrooms, bathrooms, maximum occupancy, square footage, and amenities. These details must match your floor plan and property documentation exactly. Inconsistencies trigger questions that delay processing.

Uploading Required Documents

The online portal has specific upload fields for each required document. Upload files in the requested format—usually PDF—and ensure they're clearly labeled and legible.

Before uploading, verify each document is complete and correct. Blurry insurance certificates, cut-off floor plans, or illegible parking diagrams will result in requests for resubmission that add weeks to your timeline.

Name your files clearly: "Proof_of_Ownership.pdf," "Insurance_Certificate.pdf," "Floor_Plan.pdf," etc. This helps licensing staff quickly identify and review your documents without confusion about which file is which.

Paying Application Fees

Application fees vary by jurisdiction but typically total $650-800 for the initial license. The City of Las Vegas charges approximately $300 for the business license, $200 for the inspection fee, and $150 for zoning verification, though exact amounts change periodically.

Most portals accept credit card payments directly through the application system. Keep your payment confirmation—you'll need this as proof if any questions arise about whether fees were paid.

Fee payments are generally non-refundable even if your application is ultimately denied, so make absolutely certain your property qualifies before submitting and paying fees. Use the zoning verification resources to confirm eligibility before spending money on applications.

Processing Time: Weeks 2-9

After submission, your application enters the review queue. Processing times vary significantly based on application volume, inspector availability, and whether your documentation is complete and correct.

Initial Review Phase (Weeks 2-4)

Licensing staff conduct an initial review of your application and documents within 2-3 weeks of submission. They verify that all required documents are present, readable, and appear to meet basic requirements.

If documents are missing or insufficient, you'll receive an email requesting specific items. Respond immediately to these requests—every day you delay adds to your overall processing time. Many applications that should take 6 weeks end up taking 12+ weeks simply because owners are slow to provide requested documentation.

During this phase, staff also verify your zoning compliance. They cross-reference your property address against zoning maps and distance requirements to confirm your property is in an eligible location. If zoning issues arise, they'll contact you for clarification or notify you that your application cannot proceed.

Inspection Scheduling (Weeks 4-6)

Once initial document review is complete and your application appears complete, the licensing office schedules a property inspection. You'll receive an email with available inspection dates and times, usually 2-4 weeks out from when scheduling occurs.

Choose an inspection time when you can be present at the property. While it's not always required, being there lets you answer inspector questions immediately and potentially address minor issues on the spot.

Prepare your property thoroughly before the inspection. Inspectors verify that safety equipment is present and functional, parking meets requirements, and the property generally matches the documentation you submitted. Even though this isn't a traditional code compliance inspection, you want your property to make a good impression.

Property Inspection Day

The property inspector will arrive at your scheduled time and conduct a walkthrough of your entire property. They're checking specific items against your submitted documentation and verifying compliance with safety requirements.

Inspectors verify smoke detector placement in every bedroom and hallway, carbon monoxide detector installation on every level, fire extinguisher presence and accessibility, and emergency exit postings. They'll test smoke detectors and CO detectors to confirm they're functional.

They also verify your parking setup matches your parking diagram and meets minimum space requirements. If you claimed four parking spaces but only three are clearly defined, that creates a problem that might require remediation before approval.

The inspector checks that your property generally matches your floor plan and that bedroom counts are accurate. They're not doing a detailed code inspection, but they're confirming the basic information you provided is truthful and your property is safe for guest occupancy.

Most inspections take 30-45 minutes. At the end, the inspector will tell you whether your property passed or if issues need to be addressed. For minor issues, they might give you a list of items to fix and schedule a re-inspection. For major issues, your application might be denied until significant problems are corrected.

Final Processing (Weeks 7-9)

After a successful inspection, your application moves to final processing. Licensing staff review the inspector's report and any remaining documentation, then make a final determination on your application.

If everything is in order, you'll receive approval notification via email with instructions for obtaining your actual license certificate. In most jurisdictions, you can download and print your license certificate directly from the online portal.

Your license certificate includes your business license number, property address, maximum occupancy, and license expiration date. Keep copies of this certificate—you'll need to display it at your property and provide copies to booking platforms when setting up your listings.

Common Rejection Reasons and How to Avoid Them

About 30% of first-time STR license applications in Las Vegas get rejected or delayed for correctable issues. Understanding common rejection reasons helps you avoid these problems in your own application.

Incomplete Documentation

The most common rejection reason is simply missing or incomplete documents. Applications submitted without all required attachments automatically get rejected with a notice listing needed items.

Create a checklist of every required document before you start your application. As you gather each item, check it off your list. Before hitting submit, verify every document is attached and clearly labeled.

Zoning Ineligibility

Applications for properties in ineligible zones or that don't meet distance requirements get denied during the initial review phase. This is why verifying eligibility before applying is so critical—you can't fix zoning issues through the application process.

Double-check your property's exact location against current zoning maps and use the distance measurement tools on jurisdiction websites to verify you meet spacing requirements from schools, churches, and other STRs.

Inadequate Insurance Coverage

Many applications get delayed because submitted insurance documentation doesn't clearly show STR-appropriate coverage. Generic homeowner policy declarations aren't sufficient—the documentation must specifically reference rental or business use.

Before submitting your application, have your insurance agent review your certificate of insurance to confirm it clearly shows coverage for STR operations. If there's any ambiguity, get a letter from your agent explicitly stating the policy covers short-term rental use.

Parking Deficiencies

Inadequate parking is a frequent inspection failure. Properties that appeared to have sufficient parking on paper turn out to have spaces that don't meet dimensional requirements, blocked access, or other issues during physical inspection.

Measure your parking spaces before submitting your application. Standard parking spaces need to be at least 9 feet wide by 18 feet deep. Compact spaces (which don't count toward STR requirements) are typically 8 feet by 16 feet. If your spaces are marginal, consider reconfiguring your parking layout before inspection.

Safety Equipment Issues

Properties that lack required safety equipment or have non-functional equipment fail inspections. This is completely preventable—install and test all required equipment before your inspection date.

Walk through your property before the inspection with a checklist: smoke detector in every bedroom, smoke detector in every hallway near bedrooms, smoke detector on every level including basement, CO detector on every level, fire extinguishers accessible in kitchen and near bedrooms, emergency exit information posted. Test every detector to ensure it's working.

HOA Prohibition

Some applications proceed through the entire process only to be denied at the end because the property is in an HOA that prohibits STRs. This wastes months of time and hundreds of dollars in non-refundable fees.

Verify your HOA's STR policy before applying. Request written confirmation from your HOA board about whether STRs are permitted. If there's any restriction or prohibition in your CC&Rs, address this before spending time and money on licensing.

After Approval: Getting Operational

Once you receive your license approval, you still have a few steps before you can start accepting bookings.

TOT Registration

Register for transient occupancy tax collection through the Nevada Department of Taxation. This is separate from your business license and required before you can legally operate. The cybersecurity best practices guide includes information on keeping your tax registration and financial information secure during setup.

Platform Listing Setup

Create your listings on Airbnb, Vrbo, and other platforms you plan to use. Include your business license number in your listing where required—some platforms have specific fields for this information, while others require it in your description.

Verify that platforms are set up to collect the correct 13% transient occupancy tax rate for Las Vegas. Most platforms handle this automatically, but confirm the settings are correct before accepting your first booking.

Insurance Verification

Confirm your STR insurance policy is active and covers your intended operations. Platform host protection and damage coverage supplements your insurance but doesn't replace it. You need your own dedicated STR liability policy for complete protection.

Smart Home Setup

Many successful Las Vegas STR operators use smart locks for keyless entry, noise monitoring devices to prevent party problems, and security cameras (exterior only) for property protection. Setting up these systems before your first guests helps prevent issues that could jeopardize your license. Learn more in our smart home technology guide.

Working with Professional Management

Getting licensed is just the beginning—maintaining compliance while actually operating a profitable STR is where most property owners struggle. Between guest communication, cleaning coordination, pricing optimization, and regulatory compliance, successful STR management is essentially a full-time job.

At 5 Star STR, we handle the entire licensing process for property owners, from document preparation through inspection coordination. We know exactly what each jurisdiction requires, which documents need which specific language, and how to present applications for fastest approval.

More importantly, we maintain compliance after licensing through regular property inspections, safety equipment monitoring, occupancy enforcement, and TOT filing management. We've operated in Las Vegas for over a decade and have maintained perfect compliance records through multiple regulatory changes that shut down less-prepared competitors.

If you're considering whether to manage your STR yourself or work with professionals, consider this: a single enforcement fine for a compliance violation costs more than a year of professional management fees. Professional management isn't an expense—it's insurance against the costly mistakes that damage your investment and your license.

Bottom TLDR: Getting a short-term rental license in Las Vegas requires 6-10 weeks to complete document preparation, application submission, processing review, and property inspection—with total costs of $650-800 in licensing fees. Avoid common rejections by verifying zoning eligibility before applying, ensuring insurance documentation specifically covers STR use, measuring parking spaces against requirements, and installing all required safety equipment before inspection. Work with experienced professionals like 5 Star STR to navigate the process efficiently and maintain ongoing compliance after licensing.