Washoe County

Operating rules

Primary residence

No

Min stay (nights)

—

Max nights / year

—

Max occupancy

Two (2) occupants per legally permitted bedroom, PLUS one (1) occupant per 200 square feet of the remainder of the home excluding bedrooms (habitable space, per IBC Table 1004.5). Amended by Ord. 1732 eff. 9/27/2024; the original 2021 rule was one occupant per 200 sq ft of all habitable space. Occupancy may be further limited by available on-site parking, voluntary reduced limits proposed by the owner, and any other factors the Planning and Building Division Director determines may affect life safety. No distinction is made based on the age of the occupant (no exemption for children). Daytime and nighttime occupancy limits are the same. Within TRPA boundaries, one parking space is required for every four occupants, and inability to develop enough on-site spaces limits maximum occupancy. Tier thresholds: Tier 1 = 10 or fewer; Tier 2 = 11-20; Tier 3 = 21 or more.

Zoning-restricted

Yes

Cap on licenses

No

Grandfathering: Effective October 14, 2024, newly permitted STRs are prohibited in accessory dwelling units (ADUs) within the Tahoe planning area. STRs established in ADUs in the Tahoe Planning Area that were permitted prior to October 14, 2024 remain valid PROVIDED the ownership of the parcel remains the same. Separately, a new STR permit is required with each change of parcel ownership (per Ord. 1732), and Tier II (STR AR) permits are transferable to a new owner but not automatically — the new owner must apply and pay all initial STR permit fees. If a permit is revoked, a new STR permit shall not be issued for the same property for one (1) year following the date of revocation.

Zoning: Per Table 110.302.05.1 (Table of Uses, Residential Use Types), all STR tiers require an STR permit regardless of the required review process. Tier 1 is Allowed ('A') in LDR, MDR, HDR, LDS/LDS2, MDS/MDS4, HDS, LDU, MDU, HDU, GC, NC, TC, GR and GRA. Tier 2 requires Administrative Review ('AR') in LDR, MDR, HDR, LDS, MDS, HDS, LDU, MDU, HDU, NC, GR and GRA, and is Allowed ('A') in GC and TC. Tier 3 is NOT allowed ('-') in any residential regulatory zone and requires an Administrative Permit ('P') in GC, NC and TC only — the code states Tier 3 is 'considered inappropriate to be located in residential regulatory zones, but may be appropriate on properties with commercial regulatory zones that are located nearer tourist and commercial services.' STRs are not allowed in I, PSP, PR or OS zones. Note: within the boundaries of the Tahoe Area Plan, WCC 110.319.05(a) becomes applicable only upon adoption of an updated Tahoe Area Plan replacing existing regulatory zones; until then WCC 110.319.05(b) applies. Properties in the Tahoe Basin are also subject to Tahoe Regional Planning Agency (TRPA) jurisdiction for parking/coverage standards.

• Applies ONLY to unincorporated Washoe County. The cities of Reno and Sparks regulate STRs within their own boundaries — a Washoe County STR permit does not authorize an STR inside those cities.
• 'Short-term rental' means a rental period of less than 28 days. Renting for less than 28 days at a time at ANY point in the year triggers the permit requirement — the county FAQ confirms there is no minimum or maximum number of nights that exempts an owner.
• There is no cap on the number of STR permits in Washoe County (county FAQ Q18).
• No primary-residence requirement, but the permittee MUST be the property owner: 'A non-owner that has executed a long-term rental lease may not be an STR permittee.'
• Only one STR is permitted per parcel; a second STR may be allowed ONLY on properties located outside the Tahoe planning area if established within a legally permitted attached or detached accessory dwelling. The STR must be a legally permitted, permanent, habitable dwelling unit (no RVs, boats, detached garages).
• No events, parties, or weddings (regardless of payment) are allowed or may be advertised. A party is defined as any gathering in excess of the approved on-site maximum occupancy. Ord. 1732 clarified the max occupancy applies to the OWNER and their invitees regardless of whether the STR is being rented.
• An STR shall only be rented to one group or person at a time — renting individual rooms to multiple separate groups is not permitted. No meals may be provided as part of the rental agreement.
• No signage advertising the STR is permitted on the property.
• Within TRPA boundaries, quiet hours are in effect daily from 10 p.m. to 7 a.m. Owners with two confirmed noise violations within 12 months must provide a noise management plan including commercially available decibel-monitoring devices, with records retained a minimum of 60 days.
• Bear-prone areas and IVGID service territory require wildlife-resistant carts and/or bear boxes.
• STR permits are declared a 'privileged' activity subject to revocation without BCC action for non-payment of fees or noncompliance. Automatic revocation follows three separate violations/investigations within one year.
• Washoe County invokes all powers under NRS 244.1545, including quarterly reports from STR hosting platforms and authority to issue and enforce subpoenas.
• Tier 2 (STR Administrative Review) applications are accepted only on the 8th of each month.
• STRs are subject to all lawful orders of the Governor of Nevada during a declared emergency, which may include additional operating restrictions or a requirement to cease operations.

Enforcement

Active enforcement

yes

Fines

Operating an STR without the required permit is unlawful, a misdemeanor, and a declared public nuisance under WCC 50.308.1, triggering a stop activity order plus escalating fines. Under the Master Administrative Enforcement Penalty and Fee Schedule (WCC Chapter 125) effective December 1, 2024: operating an STR without the required permit = $1,500 (1st violation), $3,000 (2nd), $5,000 (3rd or subsequent). General STR administrative penalties (for violating STR standards while permitted) = $750 (first), $1,500 (second), $3,000 and potential revocation of the STR permit (third). These amounts were increased from the prior $400/$700/$1,000 and $1,158.40 flat penalty by BCC action on 9/17/2024. Washoe County accepts one-half of the administrative penalty as payment in full if received within 14 days for STR penalties (vs. 30 days for other code violations). No warning is issued for STR ordinance violations 'due to the potential for serious risk to public health, safety or welfare,' unless the enforcement official determines the violation may be corrected via warning without endangering the public. Ord. 1732 also reduced the appeal period for STR stop activity orders from 30 days to 14 days. Three separate violations/investigations within one year triggers automatic revocation; after revocation no new STR permit may issue for that property for one (1) year.

Notes

Washoe County contracts with Host Compliance for online complaint intake and operates a dedicated STR complaint hotline at (775) 277-6701 with a live representative. Complaints notify the local responsible party and the appropriate enforcement agency (Washoe County Sheriff's Office, Washoe County Code Enforcement, Fire Protection District, Environmental Health Services). Code Enforcement staff work Monday-Friday 8 a.m.-5 p.m. and are not available on weekends to respond to complaints; proof of certain STR nuisances (timestamped photos, signed witness statements) may be required from the complainant for a complaint to move forward with the Administrative Enforcement process. The county invokes NRS 244.1545 in its entirety, requiring quarterly reports from hosting platforms and authorizing subpoenas. A Stop Activity Order and penalty for operating without a permit may only be appealed to an Administrative Hearing and/or judicial review, because such citations are issued under WCC Chapter 50 as a public nuisance.