Community Development And Services

Short-Term Vacation Rentals

Please note: Short-Term Vacation Rental Registration has been delayed until mid-November 2019.

On July 16, 2019, the City of Henderson City Council adopted ordinances for the operation of short-term vacation rentals (STVR). A short-term vacation rental currently operating within the City of Henderson is considered illegal and should cease operation. Any short-term vacation rental intending to operate within the City of Henderson must register with the City of Henderson on an annual basis and comply with the following ordinances:

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

Short-term vacation rental property owners will have a 30-day grace period from date of notification letter from the City of Henderson, to register their property with the City of Henderson.  Any property being advertised 30 days after receipt of the City of Henderson letter, which does not contain a City of Henderson Registration Number in the advertisement of the property for rental, is subject to enforcement procedures as listed in Section 19.11.

The next few months, staff will be working to create an online registration process for short-term vacation rental property owners to register their property, as well as a hotline to be used to report any complaints regarding the operation of a short-term vacation rental.

The following information will be required as part of the registration process. You will be able to upload the information during the registration process.
  • 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)
  • Certificate of Insurance with general liability coverage of not less than $500,000

City of Henderson STVR Registration Requirements and Handouts

As part of the STVR registration process, you will need to review the documents below.  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.

Transient Lodging Tax and Monthly Tax Remittance

 
All short-term vacation rentals (“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.

For examples of room rental revenues, please click here.

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.

Please see the Monthly Transient Lodging Tax Worksheet here.

Please stay tuned to this website for more information.

Frequently Asked Questions

FAQs

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.

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.  You can search for “Short-Term Rental Certification” in the school’s search bar to find the course. For CSN, you can use the search box, top right hand corner, type in "str" and the class will populate. If you are having any difficulties with CSN registration, please call 702-651-4059 or 702-651-4021 for assistance.

Certification is required for the property owner and the registered local contact person.  Additional resources for certification will be added.  If you are a property manager licensed under NRS 645, certification is not required, a copy of your state license will be required at time of registration.

 Can I take the short-term vacation rental certification online?  No, the class is currently not available online.  The instructor of the class is working with the schools to get the certification class available online.

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. Also the same officer/operator needs to be responsible for taking the class.

Where do I get addresses and mailing labels to send out my local contact information to properties within a 200-foot radius? City staff will assist you and provide 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. 

Any additional questions can be directed to Community Development and Services – Current Planning at (702)-267-1500 or via email at stvr@cityofhenderson.com.