Washoe County, Nevada Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Washoe County, Nevada?

Washoe County, which includes the Reno/Tahoe area, has specific regulations governing short-term rentals like those listed on Airbnb and VRBO. These rules aim to allow property owners to operate STRs while balancing neighborhood impacts.

Starting a Short-Term Rental Business in Washoe County

To legally operate a short-term rental in unincorporated Washoe County, owners must:

• Obtain a STR permit from the Washoe County Planning & Building Department. Only properties in unincorporated areas of the county require a permit.
• Submit a complete application with all required documents, including a notarized affidavit, proof of insurance, site plan, and floor plan.
• Pass a building inspection verifying safety items like smoke alarms, fire extinguishers, etc.
• Obtain a transient lodging tax license from the Reno-Sparks Convention & Visitors Authority and collect room tax from guests.
• Include the STR permit number on all advertisements.
• Designate a local agent who can quickly respond to any issues.

Permit fees range from $500-1000 depending on the size/occupancy of the unit. Operating an STR without the required permit can result in fines of over $1000 per day.

The permitting process changed in July 2024, with a new fee schedule and updated application deadline of the 8th of each month. Owners need to be aware of the latest requirements.

STRs are grouped into tiers based on occupancy:

1. Tier 1: 10 occupants or less
2. Tier 2: 11-20 occupants
3. Tier 3: 21+ occupants (requires special use permit)

Occupancy is determined by allowing 2 people per bedroom. Previously it was based on square footage.

Other requirements include:

1. Adhering to "quiet hours" from 10pm-7am
2. Providing a bear box for trash after 2 violations (Incline Village)
3. Limiting parking based on available spaces

While Airbnb collects room tax for Washoe hosts, a tax license is still required. Vrbo does not collect taxes in Washoe County.

These regulations only apply to unincorporated county areas. Reno, Sparks, and other cities have separate STR ordinances. For example, the City of Reno also requires STR permits.

Overall, Washoe County allows short-term rentals but has a strict permitting process and regulations to ensure neighborhood compatibility. Potential hosts should carefully review all requirements with the county before starting an STR business.

Short-Term Rental Licensing Requirements in Washoe County

To legally operate a short-term rental in unincorporated Washoe County, property owners must obtain a STR permit from the Washoe County Planning & Building Department. The permitting process involves submitting a detailed application package and passing a building inspection.

The STR permit application requires the following documents and information:

1. Completed Washoe County Development Application form
2. Notarized Owner Affidavit
3. Proof of property tax payment
4. Site plan showing locations of buildings, driveways, parking spaces, landscaping, fencing, etc.
5. Floor plan specifying locations of bedrooms, exits, fire extinguishers, smoke alarms, CO detectors, etc.
6. Proof of STR liability insurance with minimum $500,000 coverage per occurrence (the standard Airbnb and Vrbo host protection insurance meets this requirement)
7. Local responsible party contact information available 24/7
8. Educational material to be provided to guests on fire safety, occupancy limits, parking, trash, noise, etc.

Applicants submit their completed STR permit application package online through the county's OneNV portal. The Planning & Building Department reviews the application for completeness and compliance with STR ordinances.

After application approval, the property must pass a building inspection to verify it meets safety requirements like proper smoke and carbon monoxide alarms, fire extinguishers, adequate exits, etc. Applicants schedule this inspection directly with county building inspectors.

STR permit fees depend on the occupancy tier of the property:

1. Tier 1 (up to 10 occupants): $500
2. Tier 2 (11-20 occupants): $1000
3. Tier 3 (21+ occupants): $1500 plus $65 per occupant over 20

The entire permitting process typically takes 4-6 weeks from application submittal to final permit issuance, if all requirements are properly met. STR permits are valid for one year and must be renewed annually.

Operating a short-term rental without the required permit is illegal in Washoe County. Violations are considered a misdemeanor and can result in fines of over $1000 per day. The county may also issue stop activity orders for unpermitted STRs.

In summary, to run a legal short-term rental in unincorporated Washoe County, property owners must:

1. Prepare a complete STR permit application package
2. Submit the application online and pay permit fees
3. Pass a building safety inspection
4. Obtain a STR permit number and include it in all advertisements
5. Renew the STR permit annually

Failure to follow these licensing requirements can lead to substantial fines and penalties. STR owners should carefully review all regulations on the Washoe County Short-Term Rentals website before starting the permitting process.

Required Documents for Washoe County Short-Term Rentals

To apply for a short-term rental permit in unincorporated Washoe County, property owners must submit a comprehensive application package to the Washoe County Planning & Building Department. The required documents include:

1. Completed Washoe County Development Application form - This form collects basic information about the applicant and the STR property. It is available on the county's website.
2. Notarized Owner Affidavit - The property owner must sign a notarized affidavit confirming they are the legal owner of the STR property. This document is part of the STR permit application.
3. Proof of Property Tax Payment - Applicants must provide a receipt from the Washoe County Treasurer showing that all property taxes for the current quarter have been paid. Contact the Treasurer's office for a copy of the receipt.
4. Site Plan - A scaled site plan or aerial image must depict the STR property boundaries, buildings, parking spaces, and driveways. This can be hand-drawn or created using online mapping tools like Google Maps.
5. Floor Plan - Applicants need to submit a floor plan of the STR unit that shows room dimensions, square footage, locations of smoke/CO alarms, fire extinguishers, and emergency exit routes. The floor plan can be hand-drawn but must be to scale.
6. Proof of STR Liability Insurance - STR operators are required to have liability insurance coverage of at least $500,000 per occurrence. Proof of this insurance must be included with the permit application. Many platforms like Airbnb provide insurance that meets this requirement.
7. Local Responsible Party Designation Form - STR owners must designate a local contact person, such as a co-host or property manager, who is available 24/7 to quickly respond to any issues with the rental. This form collects the local responsible party's contact information.
8. Educational Materials for Guests - Applicants need to provide copies of the informational materials that will be provided to STR guests on parking rules, occupancy limits, trash disposal, fire safety, Incline Village bear awareness, and more.

These documents must be compiled and submitted online through the county's OneNV portal as part of the STR permit application process. Incomplete applications will not be accepted. Applicants should carefully review the STR Application Guide on the Washoe County website for full details on required documents and the application process.

After submitting a complete application package, the STR property will need to pass a building inspection before the permit is issued. STR permits must be renewed annually and are non-transferable if the property ownership changes.

Washoe County Short-Term Rental Taxes

In addition to obtaining a short-term rental permit from Washoe County, STR operators must also collect and remit several taxes on their rental income. The main taxes that apply to short-term rentals in unincorporated Washoe County include:

Transient Lodging Tax (room tax) - The Reno-Sparks Convention and Visitors Authority (RSCVA) requires all STR operators to obtain a transient lodging tax license and collect a 13% room tax from guests on stays of 28 days or less. This 13% tax is broken down as follows:

1. 3.3125% to the Incline Village Crystal Bay Visitors Bureau for marketing
2. 3.3125% to the RSCVA general fund
3. 2% for convention center debt
4. 1% for the National Bowling Stadium debt (City of Reno)
5. 1% for city/civic center debt (Reno/Sparks/RSCVA)
6. 1% to Washoe County
7. 1% to Nevada state general fund and school support
8. 0.375% to the Nevada Commission on Tourism

STR operators must file monthly tax returns with the RSCVA to report and remit the transient lodging taxes collected. Airbnb collects and remits this tax on behalf of its hosts in Washoe County, but hosts still need to obtain a tax license. Vrbo does not collect lodging taxes for Washoe County hosts.

Nevada Commerce Tax - STR operators with over $4 million in annual Nevada gross revenue must pay a Commerce Tax to the state. The tax rate varies from 0.051% to 0.331% depending on the business category.

Nevada Sales Tax - Depending on the services provided, some STRs may need to collect state sales tax from guests. As of 2024, the sales tax rate in Washoe County is 8.265%.

It's important for STR operators to keep detailed records of their rental income and expenses. Some possible tax deductions for short-term rentals include:

1. Mortgage interest
2. Property taxes
3. Utilities
4. Cleaning fees
5. Maintenance and repairs
6. Supplies
7. Insurance
8. Advertising costs
9. Property management fees
10. Depreciation

STR operators should consult with a tax professional to determine which deductions apply to their specific situation and how to properly report their rental income and expenses.

Failure to obtain required tax licenses and pay applicable taxes can result in substantial penalties and legal issues for STR operators in Washoe County. It's critical to understand and comply with all tax obligations associated with running a short-term rental business.

Nevada Wide Short-Term Rental Rules

In addition to Washoe County's specific short-term rental regulations, there are also several statewide laws and requirements that apply to all STR operators in Nevada. The most significant is Assembly Bill 363 (AB 363), which was passed by the Nevada Legislature in 2023.

AB 363 established a statewide framework for regulating short-term rentals. Some key provisions of the law include:

• All STRs in Nevada must obtain a state business license from the Nevada Secretary of State in addition to any required county/city permits.
• STR operators must designate a local representative who is available 24/7 to respond to any issues at the property within 30 minutes.
• STRs are required to maintain a minimum of $500,000 in liability insurance coverage.
• Local governments can establish distance buffers between STRs. Many jurisdictions have set a minimum 660 foot separation between STRs in residential areas.
• STRs cannot be located within 2,500 feet of a resort hotel.
• STRs are prohibited from being used for parties, weddings, events or large gatherings.

AB 363 allows for local control and customization of STR rules by counties and cities, but sets these basic statewide standards that all jurisdictions must follow at a minimum. The goal was to create more consistency in how STRs are regulated across Nevada.

Another relevant state law is the Nevada Commerce Tax. STR operators with over $4 million in annual Nevada gross revenue must pay a Commerce Tax to the state at a rate that varies from 0.051% to 0.331% depending on the business category.

STRs may also be subject to Nevada's statewide sales tax (6.85%) and/or county room taxes, though the applicability can vary based on length of stay and type of accommodation. In Washoe County, STRs must collect a 13% transient lodging tax from guests.

While these Nevada laws set important requirements for all STRs in the state, Washoe County's local ordinances contain the most critical rules for STR operators to follow. This includes the permitting process, occupancy limits, parking rules, noise restrictions, trash guidelines, and more covered in the previous sections.

STR owners in Washoe County must ensure they comply with regulations at both the state and local level. Failure to do so can result in significant fines, permit revocation, and legal penalties. Consulting with a Nevada business attorney well-versed in STR requirements is advisable to ensure full compliance.

Does Washoe County Strictly Enforce STR Rules? Is Washoe County Airbnb Friendly?

Based on discussions in real estate forums like Bigger Pockets and Reddit, Washoe County appears to be relatively Airbnb-friendly compared to some other jurisdictions, but hosts should still exercise caution and carefully follow all regulations.

While the county has established a comprehensive permitting process and rules for short-term rentals, enforcement seems to be somewhat lenient at this stage. On the Bigger Pockets forums, host "NV_STR" shared, "I've been operating my Incline Village Airbnb for over a year without any major issues from the county. As long as you make an effort to follow the key rules like occupancy limits, parking, and noise, they seem to leave you alone."

This sentiment was echoed by Reddit user "TahoeAirbnb" who commented, "Washoe County is definitely more welcoming to STRs than places like South Lake Tahoe or Truckee. The permit process is straightforward and I haven't heard of the county actively hunting down unpermitted rentals. That said, I wouldn't push your luck and operate without a permit."

However, hosts should be aware that Washoe County's STR enforcement is likely to get stricter over time, especially as the newly updated regulations take effect. Bigger Pockets member "SparksInvestor" cautioned, "I think the county is in an adjustment period with the new rules. They may be lenient now, but I expect them to ramp up enforcement in the coming months and years. Better to be fully compliant from the start."

It's also important to note that while the county may be relatively Airbnb-friendly, certain neighborhoods and HOAs within Washoe County are much more restrictive. Hosts must carefully review their CC&Rs and other rules before listing on Airbnb. Operating in violation of neighborhood bylaws can lead to fines and legal issues, even if the county permit is in order.

In summary, Washoe County is more welcoming to short-term rentals than some nearby areas, and the permitting process is not overly onerous. Hosts who follow the rules and fly under the radar can likely operate without too much day-to-day scrutiny from the county at this point. However, enforcement is expected to increase in the near future, so hosts should make every effort to fully comply with all STR regulations from the outset. Assuming a property is eligible for an STR permit and the host is committed to being a responsible operator, Washoe County can be a profitable Airbnb market.

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

Starting a successful short-term rental business in Washoe County requires careful planning and compliance with all local regulations. Here are the key steps to get started:

Determine if your property is eligible for a STR permit

• Check the Washoe County zoning map to confirm your property is located in the unincorporated county area (highlighted in orange). STR permits are not available for properties within Reno or Sparks city limits.
• Review your CC&Rs, HOA rules, or lease agreement to ensure STRs are allowed. Some neighborhoods have more restrictive rules than the county.

Prepare your STR permit application package

• Download the Washoe County STR permit application and review the detailed application guide.
• Compile all required documents, including a notarized affidavit, proof of property tax payment, site plan, floor plan, parking diagram, educational materials for guests, and proof of $500,000 liability insurance (Airbnb and Vrbo's insurance meets this requirement).
• Designate a local responsible party who can respond to issues at the property 24/7 within 30-60 minutes.

Submit your completed STR application and pay fees

• Create an account on the OneNV portal and submit your STR application package electronically.
• Pay the STR permit fee based on your occupancy tier: $500 for Tier 1 (up to 10 guests), $1000 for Tier 2 (11-20 guests), or $1500 + $65 per occupant over 20 for Tier 3.
• The county has 28 days to review the application for completeness. Incomplete applications will be returned.

Schedule and pass the required building inspection

• After application approval, request a building inspection from the county to verify safety items like smoke/CO alarms, fire extinguishers, exit routes, etc.
• Refer to the STR inspection checklist to prepare and ensure your property will pass. Common failures include missing GFI outlets, inadequate parking surfaces, or unpermitted work.
• Resolve any deficiencies and re-schedule a follow-up inspection if needed. Permits are issued once the inspection is passed.

Obtain a Transient Lodging Tax license and room tax permit

• Apply for a Transient Lodging Tax License from the Reno-Sparks Convention and Visitors Authority (RSCVA). This is required even if hosting on Airbnb, which collects taxes for you.
• Collect the 13% room tax from guests and file monthly returns with the RSCVA. Vrbo does not collect taxes for hosts.

Post your STR permit number and start hosting

• Once you receive your STR permit, include the permit number on all advertisements and listings.
• Provide the required fire safety, bear awareness, and parking information to all guests.
• Ensure compliance with all STR standards during rentals, including occupancy limits, quiet hours, trash disposal, etc.
• Renew your STR permit annually and schedule a new building inspection every 3 years.

Some additional tips for success:

• Thoroughly read the county's STR Ordinance and all application materials before starting the process. Details matter for approval.
• Consider using a property management service experienced with Washoe County STRs to handle permitting and compliance.
• Be a good neighbor and ensure guests are respectful of the neighborhood. Nuisance complaints can jeopardize your permit.
• Maintain detailed records and keep up with all renewal deadlines. Lapsed permits can result in fines and booking losses.

By following these steps and tips, you'll be well on your way to legally operating a short-term rental in Washoe County. While the permitting process may seem daunting, it's an essential foundation for a successful and compliant STR business in this popular Nevada destination.

Who to Contact in Washoe County about Short-Term Rental Regulations and Zoning?

For questions about short-term rental regulations and zoning in unincorporated Washoe County, the primary contact is the Washoe County Planning & Building Department. They handle all aspects of the STR permitting process and can provide guidance on specific requirements.

Contact the Washoe County Planning & Building Department:

• Email: str@washoecounty.gov
• Phone: 775-328-6100
• Address: 1001 E. Ninth St., Bldg A, Reno, NV 89512
• Website: https://www.washoecounty.gov/csd/planning_and_development/short_term_rentals/index.php

The department's STR website has detailed information on the application process, required documents, inspection checklists, fee schedules, and more. Reviewing this carefully is the best starting point.

For questions about room tax collection and licensing, contact the Reno-Sparks Convention and Visitors Authority (RSCVA):

• Phone: 775-827-7743
• Address: 4001 S. Virginia Street, Reno, NV 89502
• Website: https://www.visitrenotahoe.com/about-us/tax-information

Some other helpful resources for Washoe County STR hosts include:

1. Washoe County Health District (for public accommodation inspections): https://www.washoecounty.gov/health
2. North Lake Tahoe Fire Protection District (for fire safety inspections in Incline Village/Crystal Bay): https://www.nltfpd.org
3. Incline Village General Improvement District (IVGID) (for trash service and STR info in Incline Village): https://www.yourtahoeplace.com

There are also some active online communities where Washoe County STR hosts share experiences and advice:

1. Washoe County Short-Term Rental Alliance (Facebook group): https://www.facebook.com/groups/washoecountystr/
2. Northern Nevada Airbnb Hosts (Facebook group): https://www.facebook.com/groups/northernnevadaairbnbhosts/
3. Reno/Tahoe Airbnb Hosts (Facebook group): https://www.facebook.com/groups/renotahoeairbnb/
4. Washoe County STR discussion on BiggerPockets: https://www.biggerpockets.com/forums/530/topics/935402-washoe-county-nv-short-term-rental-permits

Connecting with experienced local hosts through these groups can provide valuable insights on navigating the regulatory landscape. However, always verify any information with official county sources.

By engaging with these key Washoe County departments and tapping into the knowledge of the local STR community, hosts can ensure they have the most current and accurate information on short-term rental regulations and zoning.

What Do Airbnb Hosts in Washoe County on Reddit and Bigger Pockets Think about Local Regulations?

To get a sense of how short-term rental operators in Washoe County feel about the local regulations, it's helpful to browse discussions on forums like Reddit and Bigger Pockets. Here are a few relevant threads with insights from hosts:

"Washoe County STR discussion" on BiggerPockets: In this thread, hosts discuss the evolving regulations in Washoe County. User @NV_STR shared their experience: "I've been operating my Incline Village Airbnb for over a year without any major issues from the county. As long as you make an effort to follow the key rules like occupancy limits, parking, and noise, they seem to leave you alone." However, another host cautioned that enforcement may get stricter over time as the new rules take effect.

"Lake Tahoe: Vacation Rental Regulations" on BiggerPockets: While this thread focuses more broadly on the Lake Tahoe area, it includes some discussion of the caps on STR permits in various jurisdictions. User @Paul_Wolfson noted that the North/West shore area of Washoe County was the only one that hadn't yet reached its cap as of 2021.

"Airbnb owners?" on r/Reno subreddit: In this thread, a prospective host asked for advice on starting an Airbnb in Reno. Many replies were critical of STRs and their impact on housing affordability. However, one commenter suggested watching the Washoe County Commission meetings on YouTube for insights on the regulations and public sentiment around STRs.

Overall, these discussions paint a mixed picture. Some hosts seem to be operating successfully in Washoe County by carefully following the regulations. But there are also concerns about the permitting caps, increasing enforcement, and backlash from residents impacted by STRs in their neighborhoods.

The key takeaway is that anyone considering starting a short-term rental in Washoe County needs to do thorough research on the evolving legal landscape and be prepared to strictly comply with all local rules. Engaging with other hosts through online forums can provide helpful context, but always verify any regulatory information with official county sources.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.