North Las Vegas Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in North Las Vegas

To start a short-term rental business in North Las Vegas, operators must first obtain a Conditional Use Permit and then a business license3. The approval of a Conditional Use Permit is necessary before applying for the business license18.

Applicants who have owned their property for at least one year prior to October 21, 2020 can be "grandfathered" in by applying within the first 60 days of the ordinance going into effect. After December 21, 2020, a 660-foot separation between short-term rental units is required1.

The process begins by calling the city's Planning Department at (702) 633-1537 to apply for the Conditional Use Permit. Processing may take up to 30 days. Required documents for the permit include3:

• Proof of ownership
• Site plans showing installation of noise monitoring equipment
• Floor plans for owner-occupied units renting individual rooms

Once the Conditional Use Permit is approved, the operator can then apply for the required business license. Additional documents needed for the business license application include3:

• Completed self-inspection checklist
• Notarized affidavit confirming outdoor noise monitoring equipment has been installed
• Proof of notification to neighbors within 200 feet of the rental property
• Certificate of insurance with a minimum of $500,000 in liability coverage10

The annual licensing fee for a short-term rental business license in North Las Vegas is $900, which is the highest in the Las Vegas valley. For comparison, Henderson charges $820 per year and the City of Las Vegas charges $500 annually410.

Short Term Rental Licensing Requirement in North Las Vegas

All short-term rental operators in North Las Vegas are required to obtain both a Conditional Use Permit and an annual business license from the city in order to legally rent out their properties3.

The Conditional Use Permit is the first step in the process. To qualify for this permit, the rental property must1318:

• Be owner-occupied with no more than 3 bedrooms (bedroom count is based on Clark County Assessor records)
• Have a 660-foot separation from any other licensed or proposed short-term rentals (some exceptions apply for permits issued in the first 60 days)
• Pass a city inspection to verify bedroom count, life safety requirements, and proof of any unpermitted additions or changes to the original structure

The annual business license requires a fee of $900, making it the most expensive in the Las Vegas area. Las Vegas and Henderson charge $500 and $820 respectively for their annual licenses410.Required documents that must be submitted with the business license application include310:

• Approved Conditional Use Permit
• Completed self-inspection checklist
• Notarized affidavit confirming installation of outdoor noise monitoring equipment
• Proof that neighbors within 200 feet have been notified of the short-term rental
• Certificate of insurance showing a minimum of $500,000 in liability coverage

Operators must maintain compliance with all city requirements and regulations on an ongoing basis to avoid fines, penalties or revocation of their license. The city has a 24/7 hotline for complaints about noise, occupancy, parking or other potential violations7.

Required Documents for North Las Vegas Short Term Rentals

Obtaining permission to operate a short-term rental in North Las Vegas is a two-step process involving a Conditional Use Permit and a business license. Each step has its own set of required documents that must be submitted.

For the Conditional Use Permit, applicants must provide318:

• Completed application form
• Letter of intent detailing plans for the short-term rental
• Proof of ownership of the property
• Site plan showing the location of required noise monitoring equipment
• Assessor's parcel map of the property
• Floor plan of the residence, if renting individual rooms in an owner-occupied home
• Documentation of 660-foot separation from other short-term rentals and 2500 feet from resort hotels
• If located in an HOA, a notarized letter from the association acknowledging the rental
• A security plan detailing how the property will be managed and potential issues addressed

After receiving Conditional Use Permit approval, the required documents for the business license include310:

• Approved Conditional Use Permit letter
• Completed business license application form
• Self-inspection checklist showing the property is up to code
• Notarized affidavit confirming outdoor noise monitoring equipment has been properly installed
• Proof that all neighbors within 200 feet have been notified of the short-term rental
• Certificate of liability insurance coverage for a minimum of $500,000
• Payment of the $900 annual licensing fee

Operators are responsible for keeping all required permits, licenses, inspections and insurance up-to-date. Failure to comply can result in fines or revocation of the license3.

The city has stated these requirements are meant to balance allowing short-term rentals while still preserving quality of life for residents in neighborhoods. Officials aimed to prevent residential homes from being used as "party houses" while still providing opportunities for property owners and accommodations for visitors10.

North Las Vegas Short Term Rental Taxes

In addition to licensing requirements, short-term rental operators in North Las Vegas are also subject to the city's transient lodging tax of 13%2615.

This 13% tax must be collected from guests by the host and then remitted to the city on a monthly basis. The only exception is for guests who stay for 30 consecutive days or more, as they are considered "permanent residents" and are exempt from the tax2415.

It's important to note that short-term rental platforms like Airbnb and Vrbo do not collect and remit taxes on behalf of their hosts in North Las Vegas. This means the responsibility for compliance falls entirely on the individual operator6.

Proper collection and remittance of the transient lodging tax is part of maintaining a short-term rental license in good standing with the city. Failure to comply can result in fines, penalties or license revocation3.

Some critics have complained the 13% tax rate is too high, especially when combined with the $900 annual licensing fee which is already the highest in the Las Vegas valley. However, supporters argue the taxes and fees are necessary to offset impacts of short-term rentals on neighborhoods and fund enforcement efforts10.

In 2019, one of Airbnb's biggest weekends for bookings in the Las Vegas area was during the Electric Daisy Carnival music festival. During EDC 2021, there were numerous listings in North Las Vegas charging over $1000 per night10.

At a 13% tax rate, a four-night booking at that price would generate a tax bill of over $500 for just a single stay.

For hosts renting out their properties consistently throughout the year, the transient lodging taxes can add up to a significant amount owed to the city. This makes it crucial for operators to stay on top of their obligations and set aside money from their rental income to cover the tax payments6.

Nevada wide Short Term Rental Rules

In 2021, the Nevada State Legislature passed Assembly Bill 363, which implemented statewide requirements for short-term rentals in the state's most populous counties and cities. This includes Clark County and the cities of Las Vegas, Henderson, and North Las Vegas69.

Some key provisions required under the state law include9:

• All short-term rental operators must hold a state business license
• Properties must have a minimum distance separation of 660 feet between them
• Rentals in multifamily buildings are limited to no more than 10% of units
• Apartment buildings are prohibited from having short-term rentals
• Local governments must establish specific rules around noise, trash, and security
• Short-term rentals are not allowed in HOAs unless the association's rules expressly permit them

While the state law sets these general parameters, it gives the affected local governments flexibility to implement their own specific ordinances and processes around licensing, fees, taxes, and enforcement6.

This has resulted in some variation between jurisdictions. For example, Clark County is just now implementing its first ordinance to allow short-term rentals in unincorporated areas, while the cities of Las Vegas, Henderson, and North Las Vegas already had existing regulations on the books that were tweaked to comply with the new state requirements11.

The statewide law was seen as a compromise between those who wanted to protect the rights of property owners to rent out their homes and those who called for stricter oversight to preserve neighborhood character and housing stock for long-term residents611.

It's expected that local governments may continue to modify their short-term rental ordinances in the coming years as they navigate the impacts of the growing industry. The Greater Las Vegas Short-Term Rental Association encourages hosts to stay engaged in the policy-making process to ensure their interests are represented3.

Operators must be aware of both the state and local laws that apply to them. While the state sets the overarching framework, the licensing rules, taxes, fees, and enforcement are largely determined by the individual jurisdictions6.

Does North Las Vegas strictly enforce STR rules?

The City of North Las Vegas has demonstrated it does strictly enforce its short-term rental regulations through several key provisions of its ordinance and fee structure.

First, the requirement that all operators obtain a Conditional Use Permit before applying for a business license adds an extra layer of scrutiny and approval to the process. The Conditional Use Permit involves an inspection of the property, proof of required liability insurance, and other documentation that the city reviews before granting approval318.

Second, the $900 annual fee for a short-term rental business license in North Las Vegas is the highest in the Las Vegas Valley. Las Vegas charges $500 per year and Henderson charges $820. This significant fee, along with the 13% transient lodging tax, shows the city is serious about regulating the industry and generating revenue to cover its costs2410.

Third, the city has established a 24/7 hotline for residents to report complaints about short-term rentals related to noise, parking, occupancy, or other violations. This allows for rapid identification and enforcement of problem properties7.

Fourth, in early 2024, the city imposed a $180,000 fine on a short-term rental operator who was found to be renting without a license. While the property owner claimed he had been defrauded by a tenant secretly subletting the home on Airbnb, the City Council still voted unanimously to uphold the full fine, demonstrating it holds owners fully accountable for any violations89.

Compared to other Las Vegas Valley municipalities, North Las Vegas has some of the strictest rules and highest costs for short-term rentals. However, the city has tried to strike a balance between allowing them in residential neighborhoods and minimizing negative impacts on quality of life for permanent residents10.

Some short-term rental supporters have criticized the regulations as overly burdensome, while others argue they are necessary to prevent "party houses" and preserve affordable housing stock51012.

Despite the obstacles, there are still many active short-term rental listings in North Las Vegas, particularly during major events like music festivals and sports tournaments. During the 2021 Electric Daisy Carnival, some homes were renting for over $1000 per night10.

This shows that even with the strict regulations and costs, there is still strong demand and profit potential for short-term rentals in North Las Vegas. Hosts must carefully weigh the expenses and requirements against their income projections to determine if operating legally is a viable business model for their property.

How to Start a Short Term Rental Business in North Las Vegas

To legally operate a short-term rental in North Las Vegas, follow these steps:

• Ensure your property meets all eligibility requirements, including the 660-foot separation from other short-term rentals and 2,500 feet from resort hotels13.
• Obtain a Conditional Use Permit from the Planning Department by calling (702) 633-1537. Submit all required documentation and pay the application fee. Allow up to 30 days for processing13.
• Upon approval of the Conditional Use Permit, apply for a business license with the city. Provide additional required documents and pay the $900 annual licensing fee134.
• Properly install outdoor noise monitoring equipment and provide the city with an affidavit as proof310. Notify neighbors within 200 feet of your intent to operate a short-term rental310.
• Obtain a certificate of insurance showing a minimum of $500,000 in liability coverage for the rental310.
• Begin collecting the 13% transient lodging tax from guests and remit tax payments to the city monthly2615.
• Ensure compliance with all other city and state short-term rental rules and regulations on an ongoing basis139.

Who to contact in North Las Vegas about Short Term Rental Regulations and Zoning?

For questions about short-term rental regulations and zoning in North Las Vegas, contact:

Planning and Zoning Department
Phone: (702) 633-1537
Email: PlanningAndZoning@cityofnorthlasvegas.com14

The Planning Department handles the Conditional Use Permitting process, which is the first step to obtaining approval to operate a short-term rental in North Las Vegas13.

For business licensing questions, contact:

Business Licensing Division
Phone: (702) 633-1520
Web: https://www.cityofnorthlasvegas.com/business/business_license

After receiving a Conditional Use Permit, applicants must obtain a business license through this division and pay the annual $900 licensing fee134.

What do Airbnb hosts in North Las Vegas on Reddit and Bigger Pockets think about local regulations?

There are mixed opinions from short-term rental hosts in North Las Vegas regarding the city's regulations.

On the Bigger Pockets forum, one user asked about the regulatory environment and rental appeal of North Las Vegas compared to other areas. However, they did not receive any definitive responses from other members8.

A news article summarized comments from residents at a North Las Vegas City Council meeting where the short-term rental ordinance was passed in October 202010:

• Some residents criticized the $900 annual licensing fee as too high, especially during the pandemic when people may be relying on short-term rental income.
• Other residents supported the restrictions, saying they would help prevent residential homes from being used as "party houses" and preserve affordable housing for locals.
• Council members aimed to balance allowing short-term rentals for property owners and temporary workers coming to the area, while still maintaining quality of life for residents in neighborhoods.

So in summary, while some hosts feel the regulations, fees, and taxes are overly burdensome, others believe they are necessary to allow short-term rentals in a responsible manner. The city attempted to find a middle ground between the two sides in crafting its ordinance.