Las Vegas Airbnb & Short-Term Rental Regulations [2026 Guide]
Everything you need to know about operating a legal short-term rental in Las Vegas, Nevada. Complete guide to licensing, taxes, owner-occupancy requirements, and compliance updated for 2026.
Las Vegas has some of the strictest short-term rental regulations in the United States. Unlike many other tourist destinations, the city requires owner-occupancy during rentals and enforces significant distance restrictions from resorts and other STRs. Understanding these regulations is critical before investing in or operating an Airbnb in Sin City.
Regulation Overview
The City of Las Vegas defines a short-term or vacation rental as the rental of a residential dwelling unit (such as a house or condominium) for 31 consecutive days or fewer. Nevada does not enforce a single, uniform set of rules for short-term rentals; instead, a combination of state tax requirements and local ordinances governs how property owners can operate.
Key Regulatory Bodies
- City of Las Vegas Planning Department: Handles Conditional Use Verification (CUV) and zoning compliance
- City of Las Vegas Business Licensing: Issues STR business licenses and collects fees
- Las Vegas Code Enforcement: Investigates violations and issues citations
- Clark County: Administers transient lodging tax collection
License Requirements
All short-term rental operators in Las Vegas must complete a three-step permit approval process before legally operating. This process ensures compliance with zoning, safety, and business licensing requirements.
Three-Step Approval Process
Planning land use review to verify your property is in an eligible zone and meets distance requirements from other STRs and resorts
Property inspection for safety and building compliance including smoke alarms, CO detectors, fire extinguishers, and egress routes
Final review and issuance of short-term rental business license with $500 application fee
Required Documentation
Explains how you will operate the STR, confirms owner occupancy, and specifies number of bedrooms
Shows residence, property lines, required parking spaces, and relationship to nearby streets
All rooms labeled, interior doorways, owner's bedroom, egress routes, and fire extinguisher placement
Minimum $500,000 liability insurance coverage required
Signed affidavit confirming compliance with all STR regulations
Local contact available for 2-hour response to any guest-related issues
Owner-Occupancy Requirements
One of the most restrictive aspects of Las Vegas STR regulations is the mandatory owner-occupancy requirement. This rule fundamentally limits the investment potential of short-term rentals in the city.
Primary Residence Requirement
- Primary Residence: The property must be the owner's primary residence, not a secondary home or investment property
- On-Site Presence: The owner must be present on the property during each day of rental
- Sleeping Arrangement: Owner must occupy a bedroom or another room intended for sleeping during guest stays
- Limited Exceptions: Owner may leave property only for employment obligations or personal/household errands
What This Means for Investors
The owner-occupancy requirement means Las Vegas STRs function more like bed-and-breakfast operations than typical vacation rentals. Investors should consider:
- You must live in the property full-time and be present during guest stays
- You cannot rent the entire home while you're away on vacation
- Property managers cannot operate the STR on your behalf while you're absent
- This model works best for homeowners looking to supplement income by renting spare rooms
Zoning Restrictions
Las Vegas enforces strict zoning and distance requirements that significantly limit where short-term rentals can operate. These restrictions are verified during the Conditional Use Verification process.
Distance Requirements
| Requirement | Distance | Notes |
|---|---|---|
| From Other Licensed STRs | 660 feet minimum | Applies to single-family and multi-family homes |
| From Resort Hotels | 2,500 feet minimum | New applications after law effective date |
| Grandfathered Properties | N/A | Existing STRs within 2,500 ft of resort may continue |
Zoning Eligibility
Short-term rentals are only permitted in certain zoning districts. Properties in the following zones may be eligible:
- Transient lodging zones (most permissive)
- Certain residential zones with conditional use approval
- Mixed-use zones (case-by-case basis)
Transient Lodging Tax (Room Tax)
Las Vegas STR operators must collect and remit transient lodging tax, commonly known as room tax. The rate varies based on the property's location within Clark County.
| Location | Tax Rate | Notes |
|---|---|---|
| Inside Primary Gaming Corridor | 13.38% | Las Vegas Strip and surrounding area |
| Outside Primary Gaming Corridor | 13% | Most residential areas |
| City of Henderson | 13% | Separate jurisdiction |
| More than 35 miles from LVCC | 10.5% | Outlying areas |
Tax Collection and Remittance
- Automatic Collection: Airbnb and VRBO automatically collect and remit transient lodging tax in Clark County for most listings
- Direct Bookings: Hosts must collect and remit tax on direct bookings not processed through major platforms
- Registration Required: All hosts must register with the City of Las Vegas for room tax purposes
- Monthly Filing: Tax returns are typically due monthly
Key Restrictions
Beyond licensing and zoning, Las Vegas imposes operational restrictions that hosts must follow to maintain compliance.
Occupancy Limits
- Maximum Occupancy: No more than 16 occupants at any time
- Per Bedroom: Specific limits may apply based on bedroom count in your license
- Events Prohibited: Parties and large gatherings are not permitted
Response Time Requirements
- Contact Availability: Owner, employee, or agent must be available for contact at all times
- 2-Hour Response: Must respond within 2 hours to any issues related to guest activity or behavior
- Local Presence: Given owner-occupancy requirements, this is typically the owner on-site
Parking Requirements
- Must provide adequate off-street parking for guests
- Parking plan required as part of site plan submission
- Street parking restrictions may apply in certain neighborhoods
Safety Requirements
All Las Vegas STR properties must pass a safety inspection before receiving a business license. The inspection covers critical life-safety equipment and egress requirements.
Working smoke detectors on every level and in each sleeping area
Required in properties with gas appliances or attached garages
At least one ABC-rated fire extinguisher readily accessible; locations shown on floor plan
Clear, unobstructed emergency exit routes from all sleeping areas
Property must meet current building and safety codes for residential occupancy
Penalties & Enforcement
Las Vegas is known for aggressive enforcement of STR regulations. The city actively monitors booking platforms and investigates neighbor complaints.
Violation Penalties
| Violation Type | Potential Penalty |
|---|---|
| Operating without a license | Up to $1,000/day; cumulative fines can exceed $100,000+ |
| Violating owner-occupancy requirement | License revocation plus daily fines |
| Exceeding occupancy limits | $500 - $1,000 per violation |
| Noise and nuisance violations | $250 - $500 per incident; license review |
| Tax non-compliance | Back taxes plus penalties and interest |
2024 Enforcement Example
In 2024, a Las Vegas homeowner was fined $180,000 for operating an illegal short-term rental. This case demonstrates the city's commitment to enforcement and the severe financial consequences of non-compliance.
Enforcement Methods
- Platform Monitoring: City uses software to identify unlicensed listings on Airbnb, VRBO, and other platforms
- Neighbor Complaints: Code enforcement responds to complaints about illegal STRs
- Undercover Bookings: City may book properties to verify compliance
- Property Inspections: Licensed properties subject to periodic compliance inspections
Surrounding Areas
STR regulations vary significantly across the Las Vegas metropolitan area. If you're considering an STR investment in Southern Nevada, understand the rules in each jurisdiction.
Unincorporated Clark County
- Current Status: Short-term rentals are largely prohibited in unincorporated Clark County
- Limited Options: Some non-owner-occupied units allowed under recent legislation, but applications were closed as of 2023
- Owner-Occupied Only: Some owner-occupied rentals may be permitted on a limited basis
City of Henderson
- Tax Rate: 13% transient lodging tax
- Regulations: Separate ordinances from Las Vegas; verify current requirements with Henderson Planning
City of North Las Vegas
- Ordinance 3127: Adopted June 2022 to allow STRs with Conditional Use Permit approval
- Process: Must receive approved CUP before applying for business license
Boulder City
- Complete Ban: Boulder City prohibits short-term rentals entirely
- Rationale: Policy preserves neighborhood integrity and prevents commercialization of residential zones
Frequently Asked Questions
Yes, Las Vegas requires all short-term rental operators to obtain a business license through a three-step process: Conditional Use Verification (CUV), home safety inspection, and business license approval. The application fee is $500, and you must provide proof of $500,000 in liability insurance. Operating without a license can result in fines exceeding $180,000.
Yes, the City of Las Vegas requires the property to be the owner's primary residence. The owner must be present on-site during each day of rental, occupying a bedroom or sleeping room. Exceptions only apply for employment obligations or personal errands. Non-owner-occupied STRs are generally prohibited in Las Vegas city limits.
Las Vegas STR operators must collect and remit transient lodging tax (room tax) ranging from 13% to 13.38% depending on location. Properties inside the Primary Gaming Corridor pay 13.38%, while those outside pay 13%. Airbnb automatically collects and remits this tax on behalf of hosts for most listings.
Las Vegas has strict zoning requirements for STRs. Properties must be at least 660 feet from other licensed short-term rentals (single-family and multi-family homes) and cannot be within 2,500 feet of a resort hotel (unless grandfathered before the law). STRs are prohibited in certain residential zones entirely.
Penalties for illegal STR operation in Las Vegas are severe. In 2024, a homeowner was fined $180,000 for operating an unlicensed short-term rental. Violations can result in daily fines, business license revocation, and potential criminal charges. The city actively monitors booking platforms to identify unlicensed properties.
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