Overview: Are Short-Term Rentals Allowed in Gardnerville, NV?

Important Clarification: The provided content specifically addresses Vacation Home Rentals (VHRs) in the Tahoe Township of Douglas County, not Gardnerville proper. Gardnerville appears as a separate municipality ("Town of Gardnerville") under Douglas County's governance structure. The regulations detailed below apply to unincorporated areas within Douglas County's jurisdiction, particularly the Tahoe Township region.

Tahoe Township STR Status: Yes, short-term rentals are explicitly allowed in the Tahoe Township of Douglas County. Vacation Home Rentals (defined as properties rented for 28 days or less) have been permitted in this area since 2005 through county ordinance. The VHR program was established to allow visitors to enjoy the Lake Tahoe region while maintaining respect for resident privacy.

Gardnerville Municipality: Separate city-level STR regulations may apply within Gardnerville town limits. Investors should contact Gardnerville directly to confirm city-specific requirements.

How to Start a Short-Term Rental Business in This Market

For properties within Douglas County jurisdiction (particularly Tahoe Township):

Step 1: Understand the Application Process

• Review the current VHR ordinance (Title 20.622 VHR Ordinance 2024-1635)
• Determine your property's tier classification (1, 2, or 3) as this affects permit requirements
• Tier 3 VHR rentals require special use permits processed by the VHR Advisory Board

Step 2: Submit Permit Application

• Complete the VHR permit application process through Douglas County Community Development
• Applications can be initiated through the "I Want To" → "Apply for..." → "A Vacation Home Rental Permit" pathway
• Note: Due to demand, a VHR permit waitlist system may be in operation

Step 3: Address Compliance Requirements

• Ensure property meets all safety and zoning requirements
• Implement required noise and parking management protocols
• Prepare for inspections and ongoing compliance monitoring

Required Documents, Permits, Licenses, and Guidelines

Primary Requirements:

1. VHR Permit - Required for all short-term rentals (28 days or less)
2. Special Use Permit - Required for Tier 3 VHR rentals (processed through VHR Advisory Board)
3. Business License - General business licensing through Douglas County
4. Compliance Documentation - Evidence of adherence to county ordinances

Application Materials:

• Property ownership documentation
• Site plans showing parking and property boundaries
• Safety compliance certificates (as applicable)
• Contact information for local property management/emergency response

Ongoing Compliance:

• Adherence to Title 20.622 VHR Ordinance 2024-1635
• Compliance with noise, parking, and occupancy regulations
• Participation in any required inspection programs

Specific Regulations (County and State Level)

Douglas County VHR Regulations:

Definition: Vacation Home Rentals are residential properties rented for fewer than 28 consecutive days.

Key Requirements:

• Mandatory permitting through Community Development
• Tier-based system for different types of VHR operations
• Compliance with noise, parking, and neighborhood compatibility standards
• Regular inspections and enforcement through Code Enforcement

Enforcement:

• Code Enforcement handles VHR compliance and private parking complaints
• VHR complaints can be filed through dedicated hotline and email
• Appeals process available through VHR Advisory Board

Advisory Board Role:

• Hears enforcement appeals filed by VHR owners
• Processes Tier 3 VHR special use permit applications
• Provides advice to Board of County Commissioners on VHR ordinance changes

State-Level Nevada Regulations:

Note: The provided content focuses on local Douglas County regulations. State-level STR requirements should be confirmed with Nevada state authorities for comprehensive compliance.

Contact Information for Local Authority

Douglas County Community Development

Primary Contact:

• Phone: (775) 782-6200, choose option 5 for Code Enforcement and VHRs
• Email: [email protected]
• Physical Address: 1594 Esmeralda Ave., Minden, NV 89423
• Mailing Address: P.O. Box 218, Minden, NV 89423

VHR-Specific Contacts:

VHR Hotline: (775) 783-6027

• Available for filing VHR complaints
• Nights/weekends: 3rd party answering service

Complaint Email: [email protected]

General VHR Questions: [email protected]

Douglas County Sheriff's Office (DCSO)

Non-Emergency Line: (775) 782-5126

• Handles public parking and noise complaints during offense occurrence
• Use for urgent safety or disturbance issues

VHR Advisory Board

• Meeting Information: Available through Douglas County's public meeting system
• Meeting Portal: https://douglascountynv.granicus.com/ViewPublisher.php?view_id=1

Additional Resources:

• VHR Map Search: https://douglasnvgis.maps.arcgis.com/apps/webappviewer/index.html?id=2d2becd62941413da23745a7cf235e5a
• Staff Directory: Available through Douglas County website

Important Notes for STR Investors

1. Geographic Scope: The regulations outlined apply primarily to Douglas County unincorporated areas, particularly the Tahoe Township. Gardnerville as a separate municipality may have distinct requirements.

2. Permit Availability: VHR permits may be subject to a waitlist system due to demand. Plan accordingly for business timeline.

3. Enforcement Focus: Douglas County emphasizes maintaining neighborhood character and resident privacy. Compliance with noise, parking, and occupancy limits is strictly enforced.

4. Advisory Process: The VHR Advisory Board provides a formal process for appeals and special permits, offering investors a clear path for addressing unique property situations.

5. Comprehensive Due Diligence: Investors should verify the specific zoning and permitting requirements for their exact property location, as regulations may vary between different areas within Douglas County and the Town of Gardnerville.

Source Links

• Main VHR Information: https://www.douglascountynv.gov/government/departments/community_development/vacation_home_rentals
• VHR Application Process: https://www.douglascountynv.gov/government/departments/community_development/vacation_home_rentals/apply__permitting_process_for_new_v_h_rs
• VHR Advisory Board Meetings: https://douglascountynv.granicus.com/ViewPublisher.php?view_id=1
• VHR Geographic Map: https://douglasnvgis.maps.arcgis.com/apps/webappviewer/index.html?id=2d2becd62941413da23745a7cf235e5a

Disclaimer: This guide is based solely on the provided content. Investors should verify current regulations and requirements directly with Douglas County and the Town of Gardnerville before making investment decisions.