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

Short-term rentals ARE legally allowed in Reno, NV, but the regulatory landscape is complex due to overlapping jurisdictions. The City of Reno operates under its own municipal code for properties within city limits, while unincorporated areas of Washoe County (including parts of the greater Reno metro area) follow separate county regulations. This guide explicitly covers both jurisdictions to ensure full compliance.

Key Jurisdiction Notes:

• City of Reno: Requires municipal STR permits for properties within city limits
• Unincorporated Washoe County: Requires county STR permits for properties outside city jurisdictions
• Property Location Verification: Use Washoe County's mapping tool to determine which jurisdiction governs your property

How to Start a Short-Term Rental Business in Reno/Washoe County

Step 1: Determine Your Jurisdiction

CRITICAL FIRST STEP: Verify whether your property falls under City of Reno or Washoe County jurisdiction by using the Washoe County jurisdiction map. Properties in the "orange" highlighted areas require Washoe County permits; properties within Reno or Sparks city limits require municipal permits and CANNOT obtain county permits.

Step 2: Choose Your Permit Type

Washoe County Options:

• Standard STR Administrative Permit: For most short-term rental operations
• Tier II STR Administrative Review Permit: For properties requiring additional review (applications accepted on the 8th of each month)

City of Reno Process:

• Contact Reno Community Development Department directly for municipal permit requirements
• City operates under separate regulations from Washoe County

Step 3: Complete Application Process

For Washoe County Properties:

1. Prepare Required Documents (see detailed list below)
2. Submit Online Application through OneNV.us portal
3. Pay Application Fees (see fee schedule below)
4. Schedule Building Inspection after initial review
5. Receive Permit Number and display in all listings

Application Timeline:

• Standard permits: Processed on rolling basis
• Tier II permits: Accepted only on 8th of each month (or next business day if 8th falls on non-working day)

Required Documents, Permits, Licenses, and Guidelines

Required Documentation for Washoe County STR Permits:

Core Application Materials:

1. STR Permit Application (2025 version available)
2. STR Administrative Review Permit Application (for Tier II properties)
3. Notarized Owner Affidavit confirming ownership authorization
4. Proof of Property Tax Payment (current year)
5. Site Plan Specifications showing property layout and parking
6. Floor Plan Specifications indicating room layouts and exits
7. Proof of General Liability Insurance (minimum coverage recommended: $1,000,000)

Insurance Requirements:

• Host Protection: Airbnb's Host Protection Guarantee meets county requirements
• Certificate Request: Contact airbnbcertificates@aon.com for liability insurance certificates
• Additional Coverage: Consider comprehensive landlord insurance for property protection

Safety Compliance Documents:

• STR Home Inspection Check List completion required
• Emergency Preparedness Guide (English and Spanish versions available)
• Vacation Rental Safety Information Sheet
• Bear Awareness Brochure (for Lake Tahoe area properties)
• Tahoe Alerts Flyer (for eastern Washoe County properties)

Permit Fees (Effective December 1, 2024):

• New fee schedule adopted by Board of County Commissioners
• Specific fee amounts available in Master Fee Schedule

City of Reno Requirements:

• Separate permit application through Reno Community Development Department
• Municipal fees and requirements differ from county standards
• Direct contact with city required for current requirements

Specific Regulations for Short-Term Rentals

Washoe County Regulations (Unincorporated Areas):

Operating Requirements:

• Minimum Stay: Less than 28 consecutive days triggers STR regulations
• Entire Home or Partial Rentals: Both entire home and room rentals under 28 days require permits
• Permit Display: Permit number must be prominently displayed in all online advertisements

Safety Standards:

• Building Inspection Required: Must pass safety inspection before permit issuance
• Fire Safety Equipment: Smoke detectors, carbon monoxide alarms, fire extinguishers
• Emergency Exits: Clearly marked and accessible emergency routes
• Maximum Occupancy: Adherence to posted occupancy limits

Operational Restrictions:

• Noise Ordinances: Compliance with county quiet hours and noise restrictions
• Parking Requirements: Adequate parking for guests without impacting neighbors
• Event Restrictions: Special limitations on large gatherings and events
• Community Impact: Maintenance of neighborhood character and harmony

Permit Limitations:

• Maximum Permits: County regulations limit number of permits per owner
• Geographic Restrictions: Certain areas may have additional zoning limitations
• Renewal Requirements: Annual renewal process with continued compliance verification

City of Reno Municipal Regulations:

Separate Municipal Code:

• City operates under distinct Reno Municipal Code provisions
• Different permit processes, fees, and operational requirements
• Municipal enforcement and penalties

Key Municipal Considerations:

• Zoning Compliance: Adherence to residential zoning restrictions
• Business License Requirements: Additional business licensing may be required
• Tax Obligations: Municipal transient occupancy tax collection and remittance
• Enforcement: Municipal code enforcement for violations

State of Nevada Requirements:

Tax Obligations:

• Transient Occupancy Tax: State and local lodging taxes apply
• Registration Requirements: May need Nevada Department of Taxation registration
• Collection and Remittance: Platforms may collect taxes automatically or require owner remittance

Business Entity Considerations:

• LLC Formation: Many investors structure STR operations as LLCs
• Secretary of State Registration: Required for formal business entities
• Tax Implications: Professional tax advice recommended for optimal structure

Contact Information for Local Authority

Washoe County Short-Term Rental Division:

Primary Contact:

• Email: str@washoecounty.gov
• Phone: 775-328-6100
• General County Contact: 311 or 775-328-2003
• Physical Address: 1001 E. Ninth Street, Reno, NV 89512

Online Services:

• Service Requests: Submit Online Service Request
• Email Updates: Sign up for Email Notifications
• Online Portal: OneNV.us for Applications

Specific Contacts:

• Building Inspection Scheduling: mhauenstein@washoecounty.us (include permit number in subject line)
• Insurance Certificates: airbnbcertificates@aon.com (for Airbnb host certificates)

City of Reno Contacts:

• Community Development Department: Contact directly for municipal STR requirements
• Code Enforcement: Municipal enforcement division
• Business Licensing: Additional licensing requirements

Additional Resources:

• 311 Service: Comprehensive county services and information
• Planning Department: Zoning and development questions
• Building Department: Construction and safety compliance

Links to Source Pages

Primary Government Sources:

1. Washoe County Short-Term Rentals Main Page
2. Washoe County STR Permits
3. Current Adopted STR Ordinance - WCC Chapter 10, Article 319
4. Washoe County Jurisdiction Map
5. OneNV.us Online Application Portal

Application and Form Links:

6. STR Permit Application (2025)
7. STR Administrative Review Application (2025)
8. STR Application Guide
9. Master Fee Schedule

Safety and Compliance Resources:

10. STR Home Inspection Check List
11. Online Submittal Instructions
12. Payment Instructions

Educational and Support Materials:

13. [Vacation Rental Safety Information](https://www.washoecounty.gov/csd/planning_and_development/short_term_rentals/files-str/TAHOE_Home and Vacation Rental Safety.pdf)
14. Emergency Preparedness Guide (English)
15. Emergency Preparedness Guide (Spanish)
16. [Bear Awareness Brochure](https://www.washoecounty.gov/csd/planning_and_development/short_term_rentals/files-str/TAHOE_Bear Brochure.pdf)

Third-Party Resources:

17. Airbnb Washoe County Guide
18. Reno STR Laws Analysis (Steadily)
19. Nevada STR Regulations Overview (RedAwning)

Important Notes for STR Investors:

1. Jurisdiction Verification is Critical: Always confirm whether your property falls under City of Reno or Washoe County jurisdiction before proceeding with any permit applications.

2. Regulatory Updates: STR regulations are frequently updated. Monitor official county and city websites for changes in requirements, fees, and operational guidelines.

3. Enforcement is Active: Washoe County has demonstrated active enforcement with fines exceeding $1,000 per day for unpermitted operations.

4. Insurance Considerations: Standard homeowner's insurance typically doesn't cover short-term rental activities. Secure appropriate commercial liability coverage.

5. HOA and Lease Restrictions: Review homeowner association rules and lease agreements for additional restrictions beyond local regulations.

This comprehensive guide provides the foundation for legally operating a short-term rental in the Reno, Nevada market. Regular consultation with local authorities and professional advisors is recommended for ongoing compliance and optimal business operations.