Incline Village, NV Short-Term Rental (STR) Investor Guide

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

Yes, short-term rentals are explicitly allowed in Incline Village, Nevada. Incline Village is located within unincorporated Washoe County, where short-term rentals are regulated through Washoe County Code Chapter 10, Article 319. The county defines a short-term rental as any rental period under 28 consecutive days. However, the market is not unrestricted—investors must navigate a comprehensive permitting process, comply with strict operational standards, and remain in good standing to maintain their license.

How to Start a Short-Term Rental Business in Incline Village

Step 1: Pre-Application Research

• Verify zoning compliance: Confirm your property is zoned for residential use
• Review HOA/CC&Rs: Check if your homeowners association restricts STRs (Washoe County does not enforce private covenants, but HOAs can prohibit STRs)
• Assess physical suitability: Ensure adequate parking (1 space per bedroom minimum), safety features, and compliance with building codes

Step 2: Account Creation and Application Submission

• Create Washoe County Citizen Access Portal account: This online system handles all STR applications, payments, and renewals
• Submit complete STR application: Include all required documentation and proof of ownership
• Pay initial fees: Registration starts at $485 (fee varies based on occupancy capacity)

Step 3: Inspection Process

• Building inspection: Schedule through Washoe County's online portal after fee payment
• Fire inspection: Required only if property has sprinklers, monitored alarms, or if defensible space hasn't been inspected in 12 months (North Lake Tahoe Fire Protection District handles Tahoe Basin properties including Incline Village)
• Address deficiencies: All life-safety issues must be resolved before permit issuance

Step 4: Permit Issuance and Operations

• Receive STR permit: Valid for 12 months from date of issuance
• Obtain Transient Lodging Tax (TLT) number: Contact Reno-Sparks Convention and Visitors Authority (RSCVA)
• Designate Local Responsible Party: 24/7 contact who can respond within 30 minutes
• Begin operations: Comply with all ongoing requirements

Processing Timeline: 2-4 weeks from complete application submission, assuming no inspection deficiencies

Required Documents, Permits, Licenses, and Guidelines

Primary Permits and Licenses

1. Washoe County STR Permit (annual)

   • Application through Citizen Access Portal
   • $485+ initial fee (additional for homes sleeping 11+)
   • Annual renewal required

2. Transient Lodging Tax (TLT) Number

   • Contact: Reno-Sparks Convention and Visitors Authority
   • Phone: (775) 827-7743
   • Exemptions: Partial home rentals (room rentals) do not need TLT

Required Documentation

• Proof of ownership: Deed or recorded document
• Site plan: Showing parking layout and property boundaries
• Certificate of Insurance: Minimum $500,000 liability coverage per occurrence
• Owner affidavit: Completed through application portal
• Local Responsible Party designation: Including 24/7 contact information
• HOA approval (if applicable)

Property Management Requirements

• Property manager license (optional but provides reduced fees): Must be licensed with Nevada State Department of Business and Industry, Real Estate Division

Specific Regulations for Short-Term Rentals

Occupancy and Parking Standards

• Occupancy limit: 2 people per bedroom + 2 additional guests (all persons counted, including children)
• Parking requirement: 1 legal parking space per bedroom (street parking doesn't count)
• Snow removal: Property owner responsible for maintaining access and parking areas

Operational Requirements

• 24/7 Local Responsible Party: Must be available by text-enabled phone within 30 minutes, physically present within 1 hour if required
• Good Neighbor Brochure: Must be posted in rental and emailed to all guests
• Noise compliance: Quiet hours and noise restrictions enforced
• Events prohibited: No parties, weddings, or large gatherings allowed regardless of payment or familial relationships

Safety and Inspection Requirements

• Smoke detectors: Interconnected throughout property (wireless acceptable)
• Carbon monoxide detectors: Required where fuel-burning appliances present
• Fire extinguishers: Minimum 2-A:10-B:C rating per floor (more required for larger properties)
• Emergency ladders: Required for bedroom windows more than 16' above grade without sprinklers/monitored alarms
• Exit routes: Clear and marked emergency egress

Fire Safety (Tahoe Basin - Incline Village)

• Defensible space inspection: Required annually for all STRs in Tahoe Basin
• Fire protection systems: Properties with sprinklers or monitored alarms require annual inspection by licensed Nevada fire protection contractors
• North Lake Tahoe Fire Protection District: Handles all fire safety inspections for Incline Village properties

Enforcement and Compliance

• Violation consequences: 3 confirmed violations lead to permit suspension
• Operating without permit: Misdemeanor offense, subject to stop activity orders and fines
• Permit non-transferability: Standard permits cannot be transferred to new property owners
• Annual renewal: Mandatory - permits expire exactly 12 months from issuance

Tax Obligations

• Transient Lodging Tax: Collect and remit through RSCVA (13% for Washoe County properties)
• Business license: Not required (STRs classified as residential use)

Contact Information

Washoe County STR Program

• Email: str@washoecounty.gov
• Phone: 775-328-6100
• Website: Washoe County Short-Term Rentals

Transient Lodging Tax (RSCVA)

• Phone: (775) 827-7743
• Website: Available through RSCVA

North Lake Tahoe Fire Protection District (Incline Village/Crystal Bay)

• Website: NLTFPD Short-Term Rentals

Washoe County General

• 311: Dial 311 for general county services
• Physical Address: 1001 E. Ninth Street, Reno, NV 89512

Source Pages

• Washoe County STR Main Page: www.washoecounty.gov/csd/planning_and_development/short_term_rentals/index.php
• Current STR Ordinance (WCC Chapter 10, Article 319): www.washoecounty.gov/csd/planning_and_development/short_term_rentals/files-str/Article319_Sept2024.pdf
• STR FAQs: www.washoecounty.gov/csd/planning_and_development/short_term_rentals/files-str/STR-FAQs.pdf
• New STR Fees Schedule: www.washoecounty.gov/csd/planning_and_development/applications/files-planning-development/application_files/MasterFeeSheet.pdf
• STR Inspection Checklist: www.washoecounty.gov/csd/planning_and_development/short_term_rentals/files-str/STR_Inspection-Check-List_public_08-30-2021.pdf
• Permit Lookup Portal: www.onenv.us
• Nevada Real Estate License Lookup: red.prod.secure.nv.gov/Lookup/LicenseLookup.aspx
• North Lake Tahoe Fire Protection District STR FAQ: nltfpd.org/short-term-rentals

Important Note: This guide is current as of February 2025. STR regulations can change rapidly, and investors should verify current requirements with Washoe County before proceeding. Consider engaging a local property management company experienced with Incline Village STRs to navigate the regulatory landscape effectively.