On July 16, 2019, the City of Henderson City Council adopted ordinances for the operation of short-term vacation rentals ("STVR"). Any property owner intending to operate a short-term vacation rental within the City of Henderson must register with the City of Henderson on an annual basis and comply with the following City of Henderson STVR regulations:
Adopted Ordinance 3590 Short-Term Vacation Rental Registration Fee
The registration fee for a short-term vacation rental shall be $820.00. This fee shall be paid on an annual basis from the date the registration is approved by the City of Henderson. The fee is paid per property being registered as a short-term vacation rental.
Adopted Ordinance 3591 Short-Term Vacation Rental Development Code Regulations
Proposed Update to the Short-Term Vacation Rental Ordinance
On September 1, 2020, City Council approved a 90-day moratorium prohibiting any new short-term vacation rental registrations.
During this 90-day period, staff will be drafting changes to the ordinance. These changes are based upon our experience with the registered STVRs currently operating within the City, concerns from neighbors where STVRs are operating, observations from staff, as well as concerns we heard from City Council.
Some of the proposed changes will include:
- A distance separation between registered STVR. The distance will not be waivable. This would apply to single-family detached units.
- Change in Maximum Occupancy limits.
- Reduction in the number of violations within 12 month consecutive month period.
- Restricting the use of outdoor areas, pool/spa between established times.
- Requiring front yard street facing security cameras.
- Requiring additional noise monitoring devices to be installed around pool/spa areas located on single-family detached properties.
- Adding a definition of “party”.
- Reduction in the amount of time to respond to a complaint.
This is not a complete list of proposed of changes. Once staff drafts the proposed changes to the ordinance, staff will upload those changes to this page. Staff anticipates having the ordinance to City Council within the 90-day moratorium and once finalized, staff will post the final proposed changes and hearing dates on this webpage as well.
Any additional questions can be directed to Community Development and Services – Current Planning at (702) 267-1500 or via email at email@example.com
The following information will be required as part of the registration process. You will be required to upload the information during the registration process. Please ensure all required information is legible and readable when you upload.
- STVR Property Self-Inspection Checklist
- STVR Rental Registrant Statement
- STVR Certification Class Certificate (property owner and registered local contact person are required to take the class, registered local contact exempt if licensed under NRS 645)
- NRS 645 Licensed Property Manager Certificate (required if using as registered local contact person)
- Trust or LLC documents to show applicant must be listed within documents (if property is held in trust or LLC, registrant must be listed as trustee or registered agent)
- Certificate of Insurance with general liability coverage of not less than $500,000
City of Henderson STVR Registration Requirements and Handouts
Some of the documents will be required as part of the short-term vacation rental property registration process. These forms can be downloaded and completed.
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Short-Term Vacation Rental Complaint Hotline (725) 215-1616
This line is available 24/7 as is to be used to report an illegal short-term vacation rental or report noise, trash, parking, occupancy or other nuisance complaints pertaining to a specific short-term vacation rental. General questions should utilize the Community Development and Services number provided above.
Transient Lodging Tax and Monthly Tax Remittance
All STVR registered with the City of Henderson will be required to submit the Report of Tax Collected on Room Rentals and pay transient lodging tax on a monthly basis in accordance with HMC Chapter 4.48. The owner/operator is liable to the City of Henderson for transient lodging taxes whether or not such taxes are actually collected from the guest. STVR are still required to submit a monthly Report of Tax Collected on Room Rentals by the due date even if the STVR earned zero rental revenue for the month. The Report of Tax Collected on Room Rentals and transient lodging tax payments will be submitted online.
Transient Lodging Tax Information/Handouts
The combined transient lodging tax rate for STVR located within the City of Henderson is 13% of the total rental revenue for the month.
The Report of Tax Collected on Room Rentals and transient lodging taxes must be received by the 15th day of the following month covered by the report. If the 15th of the month falls on a weekend or holiday, the payment must be received by close of business the first business day thereafter.
If the Report of Tax Collected on Room Rentals and transient lodging taxes are received on or before the 15th of the month that they are due, the STVR will be entitled to a 2% discount on the Las Vegas Convention and Visitors Authority portion (see Section B, line 4 on the Report of Tax Collected on Room Rentals) of the transient lodging tax.
If the Report of Tax Collected on Room Rentals and transient lodging taxes are received after the 15th of the month that they are due, the STVR will be subject to penalties and interest.
Additionally, failure or refusal to remit transient lodging taxes, along with any assessed interest and penalties, may result in suspension of the STVR registration, and the operation of the STVR must cease until such time as all outstanding transient lodging taxes and penalties are paid and all requirements of HMC Chapter 4.48 have been satisfied.
Frequently Asked Questions
Frequently Asked Questions 5.12.2020
What is a short-term vacation rental? A permanent residential dwelling or any portion of such dwelling unit, rented for occupancy for a period of less than thirty (30) consecutive calendar days, excluding February, counting portions of calendar days as full days, regardless of whether a permanent resident is also present during the period of occupancy.
What do I need to rent my property as a short-term vacation rental? Please review Section 19.5.3.G of the Henderson Development Code, which outlines the standards and regulations to operate a short-term vacation rental. In addition, an annual registration fee will be required.
What if an HOA or CC&Rs prohibit short-term vacation rentals? It is important to note that the City’s new ordinance does not alter the ability of common interest communities to prohibit short-term vacation rentals through their CC&Rs or other governing documents and to enforce those prohibitions within their community. The ordinance will require applicants for a city registration to certify in writing that operation of a short-term vacation rental would not violate any CC&Rs, bylaws, or other agreements governing the use of their property prior to obtaining a registration. In the event that a dispute arises between a homeowner and his/her HOA regarding whether a short-term vacation rental is permitted, if the HOA obtains a judicial order as proof of the prohibition, the City would not allow a homeowner in that community to register. If a property that has been registered and determined to be in violation of the judicial order regarding short-term vacation rental prohibition, the registration will be revoked by the City of Henderson. The City does not enforce CC&Rs or HOA regulations.
How do I register my property for a short-term vacation rental? Registration will not begin until mid-November 2019. Property owners of the short-term vacation rental will register online. When registration goes live, a registration link will be provided on this webpage. If you own multiple properties and would like to register them as a short-term vacation rental, each property will require a separate annual registration. If your property is located within an individually mapped multi-unit development (i.e. condominiums), the number of units permitted to register are 1 unit of 25 percent of the number of units within the building, whichever is greater. Short-term vacation rentals are prohibited in apartment units.
How much does it cost to register my property as a short-term vacation rental? The registration fee is $820.00, which is due annually from date of registration issuance.
Is short-term vacation rental registration transferrable? No, the registration is only valid for the property owner at time of issuance. If the property is sold, the registration is terminated.
Does short-term vacation rental registration apply to multiple properties? No, the short-term vacation rental registration is valid only for one residential property.
Is there a minimum rental period for a booking? Yes. A two-night minimum booking is required.
Is the City creating a waiting list for a unit within an individually mapped multi-unit structures prior to registration? No, the City is not creating a waiting list. Those properties located within an individually mapped multi-unit structure (townhouse, condominium, single-family attached, etc.) will register on a first come, first served basis. Once the maximum number within the building is reached, no further registrations will be issued. Short-term vacation rentals are prohibited in apartment units.
Am I required to pay transient-lodging tax? Yes, each short-term vacation rental registered with the City of Henderson will be required to pay transient lodging tax on a monthly basis as required in Title 4.48 of the Henderson Municipal Code. The registrant is responsible for filing their monthly remittance, even if no taxes were collected for the month.
How do I obtain my short-term vacation rental certification?
Certification must be obtained through a City of Henderson approved Short-Term Vacation Rental Certification class. City of Henderson approved certification classes are currently being offered through College of Southern Nevada (CSN), University of Central Florida, Dixie State University and Utah Valley University, other sites continue to be added. For the most up-to-date course schedule and locations, please visit, https://www.strcertification.com/str-course-dates. The link provided is not maintained by the City of Henderson. The site is maintained by the instructor of the Short-Term Vacation Rental Certification course.
The City continues to work to create additional short-term vacation rental certification programs.
Certification is required for the property owner of record and the registered local contact person. If your registered local contact is a property manager licensed under NRS 645, certification is not required, a copy of the state license will be required at time of registration.
Can I take the short-term vacation rental certification online? Yes, please visit the following link for the most up-to-date course schedule and locations: https://www.strcertification.com/str-course-dates. The link provided is not maintained by the City of Henderson. The site is maintained by the instructor of the Short-Term Vacation Rental Certification course.
Do I need a business license to operate a STVR? The City of Henderson is not requiring a business license to operate a STVR.
Can the property be owned and registered by an LLC? Yes, however a registrant needs to be one of the officers/operators of the LLC, and ownership disclosure providing proof that they are one of the officers/operators and listed in the LLC member information. The member registering for the class needs to be responsible for taking the class.
Where do I get addresses to send out my local contact information to properties within a 200-foot radius once approved? City staff will provide you the mailing list which can be formatted into labels once the City has approved the property’s registration.
My STVR is within a larger condominium complex with public areas shared by all condo owners. Do I still need to provide exterior noise monitoring devices since these public areas are shared by other owners? No, the monitoring is required within the rental unit, and any private common areas large enough for customers may congregate as a group.