Las Vegas Short-Term Rental Regulations 2026: Complete Compliance Guide for Property Owners

Las Vegas STR Licensing Requirements Overview

Getting licensed to operate a short-term rental in Las Vegas isn't a single step—it's a multi-layered process that involves different government entities depending on where your property is located.

Clark County vs. City of Las Vegas Jurisdiction Differences

The first thing you need to understand is which government entity has jurisdiction over your property. Clark County oversees unincorporated areas, while the City of Las Vegas, City of Henderson, and City of North Las Vegas each have their own regulations.

Right now, Clark County has a moratorium on new short-term rental licenses in unincorporated areas. If your property falls within unincorporated Clark County, you cannot currently obtain a new STR license. The City of Las Vegas allows owner-occupied properties only—meaning you must live on the premises. Henderson permits STR licensing with specific distance requirements from other licensed properties. North Las Vegas has its own set of rules that differ from the others.

Before you spend any time or money on the licensing process, confirm which jurisdiction your property falls under. You can check the interactive maps for the City of Las Vegas and Henderson to see if your property qualifies.

Business License Requirements and Application Process

Once you've confirmed your property is in an eligible jurisdiction, you'll need to apply for a business license. The process typically takes 4-8 weeks from application to approval, though it can stretch longer if there are complications with your documentation or zoning verification.

Here's the step-by-step timeline:

Week 1-2: Gather required documents including proof of ownership, property insurance, HOA approval (if applicable), and proof of Nevada business registration. You'll also need to complete a zoning verification form to confirm your property is in an eligible zone.

Week 2-3: Submit your business license application through your local jurisdiction's portal. The City of Las Vegas uses an online system, while other jurisdictions may require in-person submission. Application fees range from $100-300 depending on your location.

Week 3-6: The city or county reviews your application, conducts a property inspection, and verifies all documentation. This is where most delays happen—missing documents, zoning issues, or HOA restrictions can add weeks to the process.

Week 6-8: If approved, you'll receive your business license and can begin the STR permit application process.

Short-Term Residential Use Permit Details

The business license alone doesn't authorize you to operate a short-term rental. You also need a short-term residential use permit, which involves additional requirements and inspections.

For properties in the City of Las Vegas, this permit requires that you live on the premises. The city defines "owner-occupied" strictly—you must use the property as your primary residence and be present during guest stays. This effectively limits legal STR operations in the city to situations where you're renting out a room or casita on your property while you live there too.

Henderson's permit process includes distance requirements. Your property must be a certain distance from other licensed STRs, schools, and churches. The city uses a mapping system to verify these requirements, and if you're too close to an existing licensed property, your application will be denied.

Transient Occupancy Tax (TOT) Registration

Every short-term rental operator in Las Vegas must register to collect and remit the transient occupancy tax. The current combined rate is 13% of the nightly rate, which includes Clark County's tax and any applicable city taxes.

TOT registration is separate from your business license and STR permit. You'll need to register with the Nevada Department of Taxation and obtain a TOT certificate. Most booking platforms like Airbnb and Vrbo collect and remit TOT automatically for properties in Las Vegas, but you're still legally responsible for ensuring it's properly paid.

You'll need to file TOT returns even if platforms are handling the collection. The filing frequency depends on your revenue—high-volume properties file monthly, while smaller operations may file quarterly. Keep detailed records of all bookings and TOT collected, because audits do happen.

Cost Analysis: Licensing Fees and TOT Remittance Process

The total cost to get fully licensed and operational typically runs $500-1,500 in the first year, depending on your jurisdiction and property specifics. Here's the breakdown:

• Business license: $100-500 annually

• STR permit: $200-400 annually

• Zoning verification: $50-150

• Property inspection fees: $100-200

• TOT registration: No initial fee

• Professional help (optional): $500-2,000

TOT remittance is straightforward once you're set up. If you're using booking platforms, verify that they're collecting the correct 13% rate. If you're booking directly with guests, you need to collect TOT separately and remit it according to your filing schedule. Late payments incur penalties starting at 10% of the tax due, plus interest.

The annual renewal process is simpler than the initial application but still requires updated documentation, current insurance proof, and sometimes a new inspection. Budget for ongoing compliance costs—this isn't a one-time expense.

Zoning and Location Restrictions

Even if you can get licensed in your jurisdiction, your specific property location may still disqualify you from operating a short-term rental. Las Vegas uses zoning restrictions and distance requirements to control where STRs can operate.

Residential vs. Commercial Zoning for STRs

Most Las Vegas STRs operate in residentially zoned areas, but not all residential zones permit short-term rentals. The city uses different residential zoning designations (R-E, R-1, R-2, R-3, etc.), and STR permissibility varies by designation.

Single-family residential zones (R-1) face the strictest limitations. In many cases, these zones only allow owner-occupied STRs, and even then with restrictions. Multi-family residential zones (R-2, R-3) have different rules, but HOA restrictions often override what zoning technically allows.

Commercial zones generally permit STRs more freely, but properties in commercial zones face different licensing requirements and higher tax assessments. If you're considering purchasing a property specifically for STR use, verify the exact zoning designation and current STR allowances before closing.

Minimum Night Stay Requirements by Area

Some Las Vegas neighborhoods have minimum night stay requirements that effectively prohibit traditional short-term rentals. These requirements typically range from 7 to 30 days, turning what would be a vacation rental into a medium-term rental operation.

Properties near the airport, convention centers, and tourist corridors generally have fewer restrictions on minimum stays. Residential neighborhoods farther from the Strip often face 30-day minimum requirements, which changes your business model entirely.

Check current minimum night stay requirements for your specific address before listing your property. These requirements can change through neighborhood petitions and city council actions, so what was legal last year might not be this year.

Distance Restrictions from Schools, Churches, Other STRs

Henderson enforces specific distance requirements from schools, churches, and other licensed STRs. Your property must typically be at least 660 feet from schools and places of worship, and a certain distance from other STR properties (the exact distance varies by neighborhood density).

The City of Las Vegas uses similar distance requirements for owner-occupied STRs, though enforcement varies by neighborhood. These restrictions aim to prevent STR concentration in residential areas and reduce impacts on local communities.

Before you invest in a property for STR purposes, use the jurisdiction's mapping tools to verify distance compliance. Being 50 feet too close to a school or church means your application gets denied, with no workarounds available.

Interactive Map Concept: Las Vegas Neighborhoods by STR Allowance

We maintain updated maps showing STR allowances across Las Vegas jurisdictions. The City of Las Vegas interactive map and Henderson interactive map show which areas are currently accepting applications, which have restrictions, and which are completely prohibited for new licenses.

Green zones indicate areas where STR licensing is currently available. Red zones show areas with moratoria or complete prohibitions. Yellow zones indicate areas with specific restrictions like owner-occupancy requirements or minimum night stays.

These maps update regularly as regulations change, so check them frequently if you're property shopping or considering converting your existing property to STR use.

HOA and Condo Regulations

HOA restrictions kill more STR plans in Las Vegas than any other single factor. Even if your property is in a zone that allows STRs and you can meet all city or county requirements, your HOA's CC&Rs might prohibit short-term rentals entirely.

Nevada Revised Statutes (NRS 116) Provisions on STR Restrictions

Nevada law gives HOAs broad authority to regulate or prohibit short-term rentals within their communities. NRS 116 allows HOAs to adopt rules restricting rental durations, guest behavior, parking, and other operational aspects of STRs.

The law doesn't require HOAs to allow STRs. If your CC&Rs prohibit rentals under 30 days, or specifically ban vacation rentals, you cannot operate an STR in that community regardless of what city or county zoning allows. The HOA's authority supersedes zoning permissions in this case.

Some HOAs have adopted nuanced approaches, allowing STRs with specific conditions like minimum night stays, owner registration requirements, guest limits, or designated parking. Read your CC&Rs carefully and talk to your HOA board before making any STR-related decisions.

Common HOA STR Restrictions in Master-Planned Communities

Las Vegas's major master-planned communities—Summerlin, Anthem, Rhodes Ranch, Southern Highlands, and others—generally restrict or prohibit short-term rentals. These communities were designed as traditional residential neighborhoods, and HOAs have actively moved to prevent STR proliferation.

Summerlin, one of the largest master-planned communities in the country, prohibits STRs in most of its villages. Some older sections have grandfathered properties that were renting before restrictions took effect, but new STR operations are not permitted.

Anthem in Henderson similarly restricts STRs through CC&R amendments passed in recent years. Properties purchased before the restrictions took effect may have some operational ability, but buyers should verify current status before assuming STR use is allowed.

If you're looking at properties in master-planned communities for STR purposes, understand that these are generally not viable options. The HOAs actively enforce their restrictions, and violations can result in fines, legal action, and forced cessation of rental activities.

How to Review CC&Rs Before Purchasing for STR Purposes

Before making an offer on any property you intend to use as an STR, obtain and thoroughly review the CC&Rs, bylaws, and any recent HOA rule amendments. Focus on sections covering rentals, leases, and property use restrictions.

Look for language that specifies minimum rental durations. Phrases like "no rentals under 30 days" or "prohibition on vacation rentals" mean you cannot operate an STR. Some CC&Rs use indirect language like "properties must be used for residential purposes only" which HOAs then interpret to prohibit STRs.

Don't rely on the seller's or listing agent's representations about STR permissibility. Get documentation directly from the HOA. Request written confirmation from the HOA board about whether STRs are permitted, what restrictions apply, and whether any pending rule changes might affect STR operations.

Also check the HOA's enforcement history. Some HOAs have STR restrictions on the books but rarely enforce them, while others actively police violations and levy significant fines. Talk to current owners in the community about their experience with HOA enforcement.

Legal Workarounds and Negotiation Strategies

If you already own a property in an HOA that restricts STRs, or you're considering purchasing one, you have limited options for workarounds.

Some HOAs allow medium-term rentals (30+ days) even when they prohibit traditional STRs. This changes your business model from vacation rentals to corporate housing or extended stays, but it can still be profitable. Properties near hospitals, corporate campuses, and universities often succeed with 30-day minimum stays.

Negotiating with your HOA board is possible but rarely successful. You'll need to present a compelling case for why allowing STRs benefits the community—improved property maintenance, increased property values, or filling vacant units. Bring data from similar communities that successfully coexist with STRs.

If you're on the HOA board or have influence in your community, consider proposing compromise regulations rather than outright prohibitions. Minimum night stays (3-7 days), owner registration requirements, guest conduct standards, and parking restrictions can address neighbor concerns while preserving some STR ability.

As a last resort, you might challenge HOA restrictions through legal action, but this is expensive and rarely worth it. Nevada law strongly favors HOA authority over property use restrictions, and courts typically uphold CC&R provisions that prohibit or limit STRs.

Occupancy Limits and Safety Requirements

Las Vegas enforces strict occupancy limits and safety requirements for all STRs. Violations in these areas trigger immediate enforcement actions and can result in license revocation.

Maximum Occupancy Calculations

The standard occupancy formula in Las Vegas is two people per bedroom plus two additional people. A three-bedroom property can legally accommodate eight guests maximum (3 bedrooms × 2 people + 2 additional = 8 total).

This calculation applies regardless of how many beds you have or how large your property is. You cannot increase occupancy by adding air mattresses, sofa beds, or listing "sleeps 12" in your description. The legal limit is determined by bedroom count only.

Fire marshals and code enforcement actively check occupancy during inspections and complaint investigations. If neighbors report excessive vehicles or noise suggesting overcrowding, enforcement officers will verify guest counts against your permitted occupancy limit.

List your accurate maximum occupancy in all booking platform profiles. Platforms like Airbnb and Vrbo allow you to set maximum guest numbers, and keeping this at or below your legal limit helps prevent violations. When guests request to exceed your stated capacity, decline firmly—no booking is worth risking your license.

Parking Requirements

Las Vegas requires a minimum of two off-street parking spaces for STR properties, with additional spaces required based on property size and occupancy. A property with maximum occupancy of 8-10 guests typically needs 3-4 dedicated parking spaces.

Street parking doesn't count toward your required parking spaces. You must provide on-property parking through garages, driveways, or designated parking areas. In neighborhoods where street parking is limited, inadequate off-street parking generates neighbor complaints that trigger enforcement actions.

Include parking information clearly in your listing and house rules. Specify exactly where guests should park and which spaces are designated for guest use. Many STR operators use numbered parking spaces or provide diagrams in their welcome materials to eliminate confusion.

Enforce parking rules strictly with your guests. Vehicles parked on lawns, blocking sidewalks, or taking neighbors' spaces create friction with the community and put your license at risk. If guests won't follow parking rules, you need systems in place to address it immediately—this is one area where professional management proves its value.

Safety Equipment Requirements

Every Las Vegas STR must have functioning smoke detectors, carbon monoxide detectors, fire extinguishers, and posted emergency exit information. These aren't suggestions—they're code requirements verified during inspections.

Smoke detectors must be present in every bedroom, in hallways adjacent to bedrooms, and on every level of the property including basements. They need to be hardwired with battery backup, or if battery-only, you must use 10-year sealed batteries. Test them before every guest arrival.

Carbon monoxide detectors are required on every level of any property with fuel-burning appliances or attached garages. This includes properties with gas water heaters, furnaces, or fireplaces. Place them within 15 feet of bedroom doors.

Fire extinguishers must be readily accessible and properly rated for the areas where they're located. At minimum, you need one in the kitchen rated for grease fires (Class B) and one near sleeping areas. Check pressure gauges monthly and replace or recharge extinguishers that are expired or discharged.

Post emergency exit plans showing primary and secondary escape routes from every bedroom. Include your property address, emergency contact numbers, and the address of the nearest hospital. Many STR operators laminate these plans and mount them inside bedroom doors or on bedroom walls.

Pool Barrier Requirements for Properties with Pools

If your property has a pool or spa, Nevada law requires specific barrier protections to prevent child drowning. These requirements apply to all residential pools, not just STRs, but enforcement is stricter for rental properties.

Pools must be surrounded by a barrier at least four feet high. Gates must be self-closing and self-latching with latches positioned at least 54 inches from the ground. If the house forms part of the barrier, doors leading to the pool area must have alarms that sound when opened.

Hot tubs and spas need locking safety covers that meet ASTM standards, or the same barrier fencing required for pools. The cover or barrier must prevent unsupervised child access.

Document your pool safety compliance with photos and maintenance records. Include pool safety rules in your house manual and guest communications. Many property owners also require guests to acknowledge pool safety rules during the booking process to establish that warnings were provided.

Consider additional insurance coverage specifically for pool liability. Even with proper barriers and safety measures, pools increase your liability exposure. Professional STR insurance policies typically include enhanced pool liability coverage that goes beyond standard homeowner policies.

Enforcement and Penalties

Las Vegas has moved from relatively lax STR enforcement to active monitoring and significant penalties for violations. The days of operating under the radar are over.

Code Enforcement Trigger Mechanisms

Code enforcement actions typically start with neighbor complaints. Common complaints include excessive noise, parking problems, trash accumulation, property damage, or general "party house" behavior. A single complaint might not trigger immediate action, but repeated complaints from multiple neighbors will.

The city and county also conduct proactive enforcement through monitoring of booking platforms. Enforcement officers regularly search Airbnb, Vrbo, and other sites for listings in jurisdictions where STRs are prohibited or in areas requiring licenses. If they find your listing and you're not properly licensed, you'll receive a notice of violation.

Some jurisdictions use data sharing agreements with booking platforms to cross-reference listings against licensed properties. If your listing appears on a platform but doesn't match licensing records, it flags for investigation.

When enforcement is triggered, you'll typically receive a notice of violation giving you a deadline to respond. This might allow you to cure the violation by obtaining proper licensing, or it might demand immediate cessation of rental activities. Don't ignore these notices—they escalate quickly to formal legal action.

Penalty Structure

First-time violations typically result in a $1,000 fine and an order to cease operations until properly licensed. If you continue operating without licensing after receiving a violation notice, penalties escalate dramatically.

Second and subsequent violations carry fines starting at $5,000 and can reach $10,000 or more per violation. The city or county can also seek injunctions forcing you to stop all rental activities, and can place liens on your property for unpaid fines.

Operating without proper licensing also exposes you to liability issues. If a guest is injured at your property and your STR operation isn't properly licensed, your insurance may deny coverage. You'll be personally liable for damages, medical costs, and legal fees.

Some jurisdictions can pursue criminal charges for ongoing unlicensed STR operations, particularly if you continue operating after receiving multiple violation notices. While criminal prosecution is rare, it has happened in cases of particularly flagrant violations.

Real Case Studies from Las Vegas

In 2024, Henderson shut down multiple STRs operating without licenses in areas with active moratoria. Property owners received $5,000 fines and orders to cease all rental activities. Several properties had active bookings that had to be canceled, resulting in additional financial losses and damage to the owners' reputations on booking platforms.

The City of Las Vegas cited several properties in 2025 for violating owner-occupancy requirements. Owners were advertising and operating STRs but not actually living on the premises as required by their licenses. These cases resulted in license revocations, $10,000+ in fines, and orders prohibiting future STR licensing for those properties.

Clark County code enforcement investigated a large-scale STR operation in 2025 where a single owner managed 15+ properties in areas where STRs were prohibited. The investigation led to tens of thousands in fines, injunctions against all properties, and ongoing legal action. The owner is now attempting to sell the properties but is having difficulty because potential buyers know about the enforcement history.

These aren't isolated incidents—they represent an enforcement approach that's become standard across Las Vegas jurisdictions. The risk of getting caught operating illegally has increased substantially, and the consequences when caught are severe enough to make illegal operation financially devastating.

How Professional Management Helps Maintain Compliance

Professional STR management companies like 5 Star STR stay current on all regulatory requirements and handle compliance monitoring as part of standard services. We track licensing renewals, conduct regular property inspections to verify safety equipment, maintain required documentation, and handle all TOT filings.

When regulations change—and they do frequently—we update our systems and notify owners immediately about new requirements. This prevents situations where property owners unknowingly fall out of compliance because they weren't aware of new rules.

We also handle guest screening and enforce house rules consistently, which prevents the neighbor complaints that trigger most enforcement actions. Professional management creates a buffer between you and potential compliance problems, and provides documentation showing good-faith efforts to comply with all regulations if issues do arise.

The cost of professional management is usually less than a single enforcement fine, and it eliminates the time and stress of tracking changing regulations yourself. For Las Vegas STR owners, professional management isn't a luxury—it's a practical necessity for maintaining compliant operations.

Staying Current: Regulatory Change Monitoring

Las Vegas STR regulations change constantly. Keeping up with these changes is critical for maintaining compliant operations and protecting your investment.

Recent Regulatory Changes (2024-2026)

Clark County's moratorium on new STR licenses in unincorporated areas took effect in 2023 and remains in place through 2026. There's no current timeline for lifting this moratorium, and county officials have indicated it may become permanent in many areas.

The City of Las Vegas tightened enforcement of its owner-occupancy requirement in 2024, conducting proactive investigations of licensed properties to verify owners actually reside on-site. Several licenses were revoked when the city determined owners had obtained licenses claiming owner-occupancy but were actually managing the properties as investment rentals.

Henderson adjusted its distance requirements in 2025, effectively reducing the number of locations where new STR licenses can be approved. The changes aimed to prevent STR clustering in specific neighborhoods where concentration had become problematic.

TOT rates increased slightly in 2025, moving from 12% to the current 13%. While this seems minor, it affects your pricing strategy and guest costs. Platform collection systems updated automatically, but owners booking directly with guests needed to adjust their processes.

Pending Legislation Affecting STRs in Nevada

Nevada's state legislature considers STR-related bills in every session. Current proposed legislation includes statewide STR registration requirements, mandatory insurance minimums, and potential changes to how local jurisdictions can regulate STRs within their boundaries.

Some proposals would create a statewide database of all STR properties, making it easier for cities and counties to track and enforce regulations. This would essentially eliminate the ability to operate "under the radar" anywhere in Nevada.

Other proposals focus on protecting HOA authority to restrict STRs, or conversely, limiting HOA ability to prohibit STRs in certain circumstances. The direction of these proposals shifts with political winds, but the trend has been toward giving HOAs more authority rather than less.

Watch for legislative sessions in odd-numbered years (2027 next) when most significant changes occur. Even in off years, local jurisdictions can adjust their regulations through city council or county commission actions, so staying informed about local government meetings relevant to STR regulations is important.

Resources for Monitoring Regulatory Changes

The Clark County official website maintains updated information on STR regulations, licensing requirements, and enforcement activities. Sign up for email alerts about code enforcement topics to receive notifications when regulations change.

The Vacation Rental Management Association (VRMA) provides regular updates on regulatory developments affecting the STR industry nationwide and in Nevada specifically. Membership gives you access to legal resources and compliance guidance.

Local real estate investor groups and STR owner networks share information about regulatory changes and enforcement trends. Join Las Vegas-specific real estate groups on social media and attend local investor meetups to stay connected with other owners navigating the same challenges.

Consider consulting with an attorney who specializes in STR regulations if you're making significant property investments. Legal fees for periodic compliance reviews are minor compared to the cost of enforcement actions or licensing problems that derail your investment strategy.

At 5 Star STR, we monitor regulatory changes continuously as part of managing properties for our clients. We've successfully helped property owners navigate licensing processes, avoid common compliance pitfalls, and maintain operations through regulatory changes that have shut down less prepared competitors.

Bottom TLDR: Successfully operating a short-term rental in Las Vegas in 2026 requires navigating business licensing, zoning restrictions, HOA regulations, occupancy limits, and safety requirements across multiple jurisdictions—with enforcement penalties reaching $10,000+ for repeat violations. Start by confirming your property's eligibility through interactive zoning maps, budget 4-8 weeks and $500-1,500 for initial licensing, and monitor regulatory changes through Clark County resources and professional management services. Professional STR management helps maintain compliance and prevents the neighbor complaints that trigger most enforcement actions.