RuleGridNevada · Henderson
Henderson
Short-term vacation rentals (STVRs) are legal in Henderson but require an annual City registration (not a discretionary permit) under Henderson Development Code (HMC Title 19) § 19.9.4.F, with enforcement under § 19.35.5 and transient lodging tax under HMC Chapter 4.48. An STVR is defined as a permanent residential dwelling unit (or portion) "rented for occupancy for a period of less than 30 consecutive calendar days, or, in February, less than 28 consecutive calendar days." Registration costs $848.00 per property annually (non-refundable) and is available only to the property owner of record per Clark County Assessor records. Effective July 1, 2022, registrants must also hold a State of Nevada business license, and each owner is capped at 5 registrations per state business license. Key non-waivable limits: a 1,000-foot radial separation from any other registered STVR; a 2,500-foot radial separation from a resort hotel (NRS 463.01865); occupancy of 4 for the first bedroom plus 2 per additional bedroom, max 16 persons; a 2-night minimum booking (1 night if owner-occupied); only one booking at a time; no STVRs in multi-unit structures unless mapped for individual ownership, and then capped at 10% of units; and no STVRs in a common-interest community unless the governing documents expressly authorize transient lodging. Also required: $1,000,000 general liability insurance, a 24/7 registered local contact residing in Clark County who must resolve complaints within 30 minutes, a certification class for owner and local contact, a notarized statement, a self-inspection checklist, a front street-facing security camera (2 months of footage), a noise management plan with continuous noise monitoring, and mailed notice to all properties within a 200-foot radius within 10 days of approval. Combined transient lodging tax is 13% of total rental revenue, remitted monthly by the 15th; effective July 1, 2022 hosting platforms/accommodations facilitators must collect and remit. Grandfathering ("legal non-conforming") exists for STVRs registered before the distance/multi-unit/CIC rules took effect (separation as of November 17, 2020; resort-hotel buffer, 10% multi-unit cap, and CIC rule as of February 18, 2022), but that status automatically terminates on non-renewal or any change in record ownership. Enforcement is active: unregistered operation draws $1,000–$2,500 per day (on or after July 1, 2022), and terminated registrations bar STVR use of the property for two years.
Not legal advice. Last verified 2026-07-15 · sources linked below.
Requirements checklist
-
city City of Henderson Short-Term Vacation Rental (STVR) Registration Required
-
city Owner-of-record only; 18+; entity/trust authorization Required
-
state State of Nevada business license in the name of the property owner Required
-
city General liability insurance — $1,000,000 per occurrence Required
-
city Registered local contact available 24/7, residing in Clark County, 30-minute complaint response Required
-
city STVR certification program (best practices) for owner and registered local contact Required
-
city Notarized registrant statement (Acknowledgement Form) Required
-
city Smoke alarms, CO detectors, fire extinguishers, illuminated address, evacuation map Required
-
city Self-inspection checklist (signed) + City right to inspect Required
-
city Mailed notice of local contact info to all properties within a 200-foot radius Required
-
city Front street-facing security camera with 2 months of retained footage Required
-
city Noise management plan with continuous indoor/outdoor noise monitoring devices Required
-
city Display City registration number + Secretary of State business ID in all advertisements; post certificate on site Required
-
city Monthly transient lodging tax return (Report of Tax Collected on Room Rentals) Required
-
city Provide City "Good Neighbor" pamphlet to occupants at booking and check-in Required
-
city Common-interest community governing documents must expressly authorize transient lodging Conditional
-
county Southern Nevada Health District septic capacity letter Conditional
-
city Hosting platform / accommodations facilitator duties (listing validation, quarterly reports, tax remittance) Required
Taxes
| Tax | Rate | Administered by | Airbnb remits | Vrbo remits |
|---|---|---|---|---|
| Combined transient lodging tax (STVR) — TOTAL | 13% | City of Henderson (Business Licensing / Community Development and Services), filed via the Henderson MuniRevs–GovOS portal | — | — |
| Convention and visitors authority transient lodging tax (non-resort-hotel rate) — LVCVA | 4% | Collected by the City of Henderson; Las Vegas Convention and Visitors Authority portion | — | — |
| Convention and visitors authority transient lodging tax — Las Vegas Convention Center expansion | 0.5% | Collected by the City of Henderson; Las Vegas Convention and Visitors Authority | — | — |
| City of Henderson transient lodging tax | 2% | City of Henderson | — | — |
| Tourism and school district fund transient lodging tax | 2% | Collected by the City of Henderson | — | — |
| Transportation district transient lodging tax | 1% | Collected by the City of Henderson | — | — |
| State education transient lodging tax | 3% | Collected by the City of Henderson | — | — |
| Clark County stadium district transient lodging tax | 0.5% | Collected by the City of Henderson; Clark County stadium district (created by SB 1, 30th Special Session (2016)) | — | — |
Lodging-tax estimator
Estimate the combined transient/lodging tax (~26.0%) on a stay in Henderson. Estimate only — not tax advice.
Operating rules
- Primary residence
- No
- Min stay (nights)
- 2
- Max nights / year
- —
- Max occupancy
- 4 occupants for the first bedroom + 2 occupants per each additional bedroom (bedroom count per Clark County Assessor records as of the date of registration), up to a maximum of 16 persons. Properties on a private septic system are further limited by a Southern Nevada Health District capacity letter.
- Zoning-restricted
- Yes
- Cap on licenses
- No citywide numeric cap found in the code. Two structural caps apply: each property owner is limited to a maximum of 5 registrations per State of Nevada business license held by that owner (effective July 1, 2022); and STVRs within any multi-unit dwelling structure or mixed-use building are limited to 10 percent of the total residential units in that structure. The 1,000-foot separation between registered STVRs also operates as a de facto density limit.
Grandfathering: Yes — "legal non-conforming" status under § 19.9.4.F.2.p for: STVRs not meeting the 1,000-foot STVR separation as of November 17, 2020; STVRs not meeting the 2,500-foot resort-hotel separation as of February 18, 2022; STVRs in a multi-unit structure exceeding the 10% cap as of February 18, 2022; and STVRs located in a common-interest community as of February 18, 2022. Legal non-conforming status automatically terminates if the registration is not renewed by the annual registration date, if terminated for any other reason, or upon any change in record ownership (including transfer of ownership interests in an owning entity) — and thereafter the property may not be registered or operated as an STVR. Separately, NRS 268.097985(2) bars a city from prohibiting a person authorized before July 1, 2022 from continuing to operate under the original authorization due to a conflict with ordinance provisions relating to the location or type of residential unit.
Zoning: Regulated as a Residential Use under Henderson Development Code Chapter 19.9 (Use Regulations), § 19.9.4.F. Locational limits are non-waivable: (1) no STVR within 1,000 feet (radial, property line to property line) of another registered STVR; (2) no STVR within 2,500 feet (radial) of a resort hotel as defined by NRS 463.01865; (3) no STVR in a multi-unit dwelling structure unless the units are mapped for individual ownership, and where permitted, STVRs are capped at 10% of the total residential units in the structure/mixed-use building, allocated first-come by date/time of final registration approval; (4) no STVR in a common-interest community unless the governing documents expressly authorize transient lodging; (5) mobile homes, RVs, travel trailers, tents, vehicles and similar non-permanent structures may not serve as STVRs; (6) exterior signs identifying the property as an STVR are prohibited.
- Definition: "A permanent residential dwelling unit or any portion of such dwelling unit, rented for occupancy for a period of less than 30 consecutive calendar days, or, in February, less than 28 consecutive calendar days, counting portions of a day as full days, regardless of whether a permanent resident is also present during the period of occupancy."
- Minimum booking is 2 nights, reduced to 1 night only where the rental is owner-occupied: "Short-term vacation rentals shall be booked for a minimum of two nights per booking, unless the rental is owner-occupied, in which case the minimum shall be one night." Owner-occupancy is not otherwise required to register.
- Only one booking at a time: "Only one short-term vacation rental booking is allowed per registered property at any given time." — no simultaneous multi-party rentals.
- Events prohibited: an STVR "may only be used for overnight accommodations and shall not be used for weddings, bachelor or bachelorette parties, or any gathering meeting the definition of 'short-term vacation rental – party'".
- Quiet hours 10:00 p.m.–10:00 a.m. weekends and 10:00 p.m.–7:00 a.m. weekdays; no outdoor amplified sound during quiet hours; rear/side yard outdoor lighting must be off during quiet hours (except motion-sensitive security and landscape lighting). Pools/spas may not be used during the same hours.
- A change in record ownership terminates the registration upon recordation of the transfer/sale and requires a new registration by the new owner; any transfer of ownership interests in an owning entity also counts as a change in ownership.
- Traffic standard: "A short-term vacation rental shall not generate more traffic or different types of vehicle traffic than a home occupied by a permanent resident."
- Must comply with HMC Title 15 property maintenance, HMC Section 5.17 (Solid Waste Management), and HMC Section 8.84 (Noise Control).
- Code cross-reference inconsistency worth monitoring: § 19.9.4.F.2.j and § 19.35.5 refer to the STVR enforcement process as both "19.35.5.B" and "19.35.5.C", and § 19.35.5 points to a "fine and fee schedule set forth in HMC Subsection 19.9.4.F.3" while the fine schedule is actually codified at § 19.35.5.C.3.
Enforcement
- Active enforcement
- yes
- Fines
- Operating without a registration (or after suspension/termination), on or after July 1, 2022: minimum $1,000/day and maximum $2,500/day per day the violation continues (was $500/day before July 1, 2022). Level I violations (§§ 19.9.4.F.2.h events/parties, .j complaint response, .t pool/spa hours, .w noise): $1,000/day on or after July 1, 2022 (was $500/day). Level II violations (all other violations of § 19.9.4.F): $200/day first violation, $400/day second, $500/day third. Each non-complied provision is a separate violation and fines may be assessed cumulatively in one citation. Re-inspection fee: $150. Registration termination is initiated on 2+ distinct Level I violations or 3+ distinct Level II violations in any consecutive 12-month period, 3+ nuisance violations under HMC Chapter 15.12 in 12 months, false/misleading application statements, or $3,000+ in outstanding past-due fines. A terminated property may not be used as an STVR for two years. Registration is automatically suspended where an STVR is significantly delinquent on transient lodging tax more than twice in any 12-month period. Unpaid amounts may become a special assessment/lien against the property (NRS 268.4122), be referred to collections (fee of 25% of the outstanding indebtedness or $250, whichever is less), or be pursued in Henderson Municipal Court (NRS 5.050). Citations may be appealed to the Director within 10 days; termination decisions may be appealed to the Council within 9 days.
- Notes
- The City operates a dedicated 24/7 STVR complaint hotline (702-267-3960) for reporting illegal STVRs and noise/trash/parking/occupancy nuisance complaints, and enforcement is procedurally built out with a codified administrative citation, hearing and termination process under § 19.35.5. All violations of § 19.9.4.F are deemed a nuisance, opening the full range of nuisance remedies including criminal penalties. The City also publishes a bi-weekly-updated public map of registered STVRs and resort hotels. Registered local contacts must self-report every complaint and its resolution to Community Development and Services within 48 hours, and failure to resolve or report is independently citable in addition to the underlying violation.
Get change alerts for Henderson
RuleGrid checks Henderson every night. Add your email and we'll alert you the moment a rule changes — free, one email per change, unsubscribe anytime.
By subscribing, you agree to receive RuleGrid change alerts. Unsubscribe anytime. Privacy policy.
Frequently asked questions
Is Airbnb legal in Henderson?
Do I need a license or registration for a short-term rental in Henderson?
What taxes apply to short-term rentals in Henderson?
Official sources
- agency_page Short-Term Vacation Rentals | City of Henderson, NV — Community Development and Services ↗
- code Henderson Development Code (HMC Title 19) § 19.9.4 Residential Uses — subsection F, Short-Term Vacation Rental (definition, standards, registration requirement, transient lodging tax, enforcement process) ↗
- code Henderson Development Code (HMC Title 19) § 19.35.5 Enforcement Procedures — Enforcement Process for Short-Term Vacation Rentals, fine and fee schedule, termination of registration ↗
- code Henderson Development Code (HMC Title 19) Chapter 19.35 Enforcement ↗
- code Henderson Development Code (HMC Title 19) Chapter 19.37 Definitions of Terms — includes "short-term vacation rental – party" ↗
- code Henderson Municipal Code Chapter 4.48 — Transient Lodging and Gaming Taxes (§ 4.48.010 Definitions; § 4.48.020-02 rates effective beginning March 1, 2017 (Ord. No. 3378, § 1, 1-3-2017); § 4.48.050 prompt-payment discount; § 4.48.062 significantly delinquent accounts; § 4.48.110 late-payment penalty) ↗
- portal City of Henderson MuniRevs/GovOS portal — STVR registration, renewal, and monthly transient lodging tax remittance ↗
- form City of Henderson — Short-Term Vacation Rental Acknowledgement Form (notarized registrant statement) ↗
- statute NRS 268.09795 et seq. — Ordinance regulating rental of residential unit as transient lodging and accommodations facilitators (incl. NRS 268.09797 authorization requirements, 268.09798 penalties, 268.097985 additional/more-restrictive requirements and pre-July 1, 2022 preexisting authorizations, 268.09799 tax) ↗
- reference U.S. Census Bureau Geocoder — Henderson city GEOID 3231900, Clark County GEOID 32003, Nevada STATE 32 (geocoded at 240 Water Street, Henderson NV — Henderson City Hall) ↗
Informational summary of publicly available sources; not legal advice. Verify against the linked official sources.