Overview: Short‑term rentals are allowed in Panaca, NV and elsewhere in Nevada. There is no statewide prohibition on STRs, and Panaca/Lincoln County operate under Nevada’s general property, zoning, and business laws. That said, STR activity is subject to multiple layers of compliance: (i) Nevada state-level business, tax, and health/safety requirements; (ii) county-level rules where your property is in unincorporated Lincoln County; and (iii) any town-specific ordinances if your property lies within Panaca’s town limits. This guide summarizes the requirements and provides a pragmatic pathway to launch and operate an STR in this market. Where city‑specific details are not provided here, state-level Nevada requirements apply and you should confirm local licensing and tax registration directly with the town or county.

Link to statewide policy context (planning and zoning authority changes):

• AB443 (2025): www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB443.pdf

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

A practical step-by-step approach:

1. Confirm jurisdiction and zoning. Determine whether your property is inside the Panaca town limits (Town Hall/County Planning) or in unincorporated Lincoln County (County Planning). Ensure your use as a short‑term rental is an allowed use in your zoning district (residential vs. commercial).
2. Validate property suitability. Confirm compliance with Nevada building, housing, fire, and safety codes. AB443 (2025) amended state law to remove several traditional local zoning tools (e.g., minimum parking, height limits, minimum lot size, and some setback/size limitations), but it does not remove basic life-safety, building, housing, or fire code requirements. Your unit must meet all applicable codes.
3. Choose your business structure and register at the state level. Most STR operators in Nevada form an LLC or other legal entity and obtain a Nevada State Business License (often processed online through the Nevada Secretary of State’s SilverFlume portal). Obtain a federal EIN (IRS) if you will operate under a separate legal entity.
4. Local licensing and tax registration. Apply for any local business license/STR registration and transient lodging/occupancy tax account with Lincoln County (if the property is outside Panaca town limits) or with the Town of Panaca (if inside town limits). These licenses and tax accounts are often required even if you use a national STR platform.
5. Platform compliance. If listing on Airbnb, Vrbo, or similar, register the property and unit with the platform per their verification process. Some counties require hosts to attach the local registration/license number to the platform listing.
6. Insurance and risk management. Carry adequate general liability coverage for hosting activities. Work with your broker to ensure coverage fits Nevada law and your property’s occupancy profile.
7. Taxes and reporting. Set up systems for state and local tax remittance (see Tax, Fees, and Insurance). Keep clean records and quarterly filings where applicable.
8. Guest rules and house rules. Draft and post clear guest rules, occupancy limits, quiet hours, parking restrictions, and security protocols to reduce nuisance risk and noise complaints.
9. Operations and inspections. Anticipate routine safety inspections (smoke/CO detectors, fire extinguishers, egress routes) and ongoing compliance with nuisance and housing codes. Maintain a check-in/response protocol for complaints.
10. Recordkeeping. Maintain a compliance binder (or digital file) with business licenses, tax accounts, inspections, guest logs (privacy compliant), and platform listing IDs.

Key state policy note: AB443 (2025) eliminated several zoning constraints that many jurisdictions previously used to regulate housing (e.g., parking minimums, some height limits, minimum lot size, and certain setbacks). Those changes do not relieve STR operators from complying with building, housing, life-safety, and fire codes, nor from paying applicable taxes or securing local licenses. AB443 also added ADU provisions that permit ADUs but restrict short‑term rentals of ADUs (see Specific Regulations section).

Required Documents, Permits, Licenses, and Guidelines

Minimum documents and approvals in Nevada (Panaca/Lincoln County):

• State-level:

  • Nevada State Business License (and entity formation, if applicable).
  • Federal EIN (IRS).
  • Nevada Sales Tax Permit (if selling taxable goods/services; some counties administer transient lodging taxes separately—confirm with local authority).
  • Workers’ Compensation coverage, if you have employees.
  • If you sell food or alcoholic beverages, obtain any required food establishment permits/alcoholic beverage compliance.

• County/town licensing and tax registration:

  • Lincoln County or Town of Panaca business license/STR registration (as applicable to your jurisdiction).
  • Local transient lodging/occupancy tax account registration and monthly/quarterly remittance setup.
  • Copy of the unit’s certificate of occupancy (or equivalent proof of legal residential use) and any post‑2025 building/housing/fire code certifications, if required locally.

• Safety and code compliance (typical):

  • Verified operational smoke and carbon monoxide detectors.
  • Fire extinguisher(s) placed per code.
  • Egress, electrical, plumbing, and habitability compliance consistent with Nevada building and housing codes.
  • Any local health/safety ordinances (e.g., posted house rules, maximum occupancy posted, quiet hours).

• Platform verification:

  • STR platform account tied to the property address and unit details; attach any required local license/registration number.

• Insurance:

  • General liability insurance with adequate coverage for hosting activities and unit value.

• Guest records and disclosures:

  • House rules, maximum occupancy, contact information, and any required local disclosures (confirm exact local requirements with Panaca Town Hall or Lincoln County).

Specific Regulations for Short‑Term Rentals (City, County, and State)

Nevada is a “home rule” state for STRs: local governments set most STR rules (licensing, taxes, zoning, occupancy, inspections, etc.). Because no Panaca-specific STR ordinance is provided here, the following highlights the statewide policy framework and a practical local pathway.

1. State-level planning and zoning context (AB443, 2025)

• Planning/zoning authority: AB443 removed “planning, zoning, development and redevelopment” from the statutory definition of “matter of local concern,” limiting how cities and counties regulate land use. Cities/counties retain authority over health, safety, building, and fire codes.
• Housing supply mandates:
  • Multi-family must be permitted in residentially zoned areas.
  • Multi-family and mixed-use must be permitted in commercially zoned areas.
  • Conversion of commercial buildings to multi-family is required.
  • Accessory dwelling units (ADUs) must be authorized by ordinance, with owner-occupancy and a 90‑day minimum rental restriction.
• Removal of common zoning barriers:
  • No minimum parking requirements for housing.
  • No height restrictions (subject to other codes).
  • No minimum lot size, setbacks, or square footage limits for residential housing.
• Expedited by‑right approvals: Projects that meet all applicable codes must receive approvals within 60 days, or they are deemed approved.
• Rent control prohibition: Counties/cities may not impose rent control.
• No statewide STR ban: AB443 does not prohibit STRs; local jurisdictions continue to regulate STRs through licensing, taxes, nuisance ordinances, and, where authorized, occupancy limits or other safety-based rules.
• Preemption/clashes: AB443 voids any prior local ordinance or code that conflicts with its provisions, effective October 1, 2025.

Source: AB443 (2025) — www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB443.pdf

2. State-level nuisance and chronic nuisance enforcement

• Counties may adopt chronic nuisance ordinances addressing repeated criminal activity, noise, debris, and code violations. If an STR property is found to be a chronic nuisance, a county may pursue abatement, penalties, and even closure remedies in court.

3. Local rules (Lincoln County/Town of Panaca)

• Since no city‑specific STR code text is provided, assume county or town licensing/registration and transient lodging taxes apply. Typical elements include:
  • Business license/STR registration and renewal.
  • Monthly or quarterly transient lodging/occupancy tax filings.
  • Noise and nuisance controls and complaint response protocols.
  • Safety inspection/certification cycles (frequency varies by local code).
  • Limiting STRs in certain zoning districts or requiring a conditional use permit.
• Operators must comply with any local nuisance and public health/safety ordinances in addition to state requirements.

4. ADU restriction under AB443

• ADUs must be allowed, but the owner must reside on the property. The ADU may only be rented to family members or to persons with whom the owner has a personal or employment relationship, and the ADU cannot be used as “transient lodging or other short‑term housing for a duration of less than 90 days.” Practically, most hosts use their primary home or a separate legal rental (not an ADU) for short‑term stays under 90 days.

5. Occupancy taxes

• Nevada counties and some incorporated towns may impose a transient lodging/occupancy tax on STR stays. The exact rate, administration, and collection/remittance schedule vary by jurisdiction and are not provided here. Confirm the current rate, returns, and online filing portal with Lincoln County or the Town of Panaca before launching.

Contact Information (Phone, Email, Website)

Because this guide does not include Panaca-specific contacts, use the following as the authoritative points of contact and verify current information before applying.

• Town of Panaca (if your property is inside Panaca town limits)

  • Town Hall/Clerk
  • Mailing Address: 900 Main Street, Panaca, NV 89042
  • Phone: (775) 728-8001
  • Email: townofpanaca@outlook.com
  • Website (check for business licensing/STR pages): panaca.town
  • Notes: Confirm current business license/STR registration requirements, transient lodging tax account, inspections, and any town-specific house rules.

• Lincoln County (if your property is in unincorporated Lincoln County, outside Panaca town limits)

  • Lincoln County Manager’s Office
  • Mailing Address: P.O. Box 218, Pioche, NV 89043
  • Phone: (775) 962-5390
  • Email: lcmanager@lincolncountynv.gov
  • County Website (check for Business License/Finance/Tax pages): www.lincolncountynv.gov
  • Planning/Zoning (for zoning compliance and potential STR use permissions):
    • Phone: (775) 962-8075
    • Email: planning@lincolncountynv.gov
  • Sheriff’s Office (nuisance/noise/disorderly calls, emergency):
    • Non-Emergency: (775) 962-5151
    • Emergency: 911
  • Fire/EMS (for fire code/safety inspections, burn permits, and safety guidance):
    • Fire Department (Lincoln County Fire): (775) 962-5188

• State-level contacts (for state business licensing and guidance)

  • Nevada Secretary of State (Business Entity and State Business License)
    • Website: www.nvsos.gov/sos
    • Phone: (775) 684-5708
  • Nevada Department of Business and Industry (Housing Division, codes)
    • Website: business.nv.gov
  • Nevada Department of Taxation (for local tax administration issues and general tax guidance)
    • Website: tax.nv.gov

Verification note: Because jurisdiction and fees change, always confirm your local licensing/tax obligations before you start hosting.

Links to Source Pages

• AB443 (2025) — Statewide planning and zoning reform affecting housing, ADUs, and development approvals

  • www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB443.pdf

• Town of Panaca (contact and potential STR/business license information)

  • panaca.town

• Lincoln County (contact and county-level licensing, planning, and finance)

  • www.lincolncountynv.gov

Action checklist for immediate next steps:

• Confirm whether your property is inside Panaca town limits or in unincorporated Lincoln County.
• Obtain a Nevada State Business License and EIN; consider forming an LLC.
• Apply for the local business license/STR registration and set up the transient lodging/occupancy tax account with the correct jurisdiction (town or county).
• Complete any required safety inspections; install/maintain smoke/CO detectors and fire extinguishers per code.
• Draft and post house rules, occupancy limits, and contact information; add your local license/registration number to your platform listing(s).
• Establish a monthly or quarterly tax filing routine and keep clean records.

This guide is state‑law‑compliant as of the current Nevada legislative session and is designed for STR investors. Always confirm current local requirements with Panaca Town Hall or Lincoln County before you list or host guests.