DOUGLAS COUNTY, Nev. – The current ban on new vacation home rental (VHR) permits in Douglas County has been extended as the Board of County Commissioners (BOCC) work to finalize an updated ordinance for the program.

During its March 4 meeting, the commissioners made approximately 50 policy decisions for the future of the VHR program. Some of the decisions include maintaining the current ban on VHRs in the East Fork Township, establishing a cap of 600 permits in the Tahoe Township, establishing a three-tier permitting system, and the formation of a VHR Appeals and Advisory Board. Direction was provided regarding permitting requirements, parking, noise, health and safety, trash, and fines and penalties.

There are currently 600 permits issued in the county. There are some permits that have issues identified (taxes dues, inspections due to be processed) that could possibly result in a loss of a permit for the homeowner. In that case, there will be around 558 current permits.

Resolutions and ordinances will come back on the following direction:

– Maintain current ban on VHRs in East Fork Township (in the valley)
– Establish Cap of 600 permits in Tahoe Township (at the lake)
– Have staff propose % density and radius analysis to be presented to the BOCC in 4 weeks
– Create a 3 tier permitting system w/ max occupancy – Tier 1: True Host on site – 4 or less, Tier 2: Standard – 10 or less, Tier 3: Large Occupancy – 11 or more – Tier 3 permits will require a special use permit examined by a body deemed appropriate, the Advisory Board, and if there is an appeal, it will go back to the BOCC.
– Require Tier 3 permits to be managed by a NV licensed property manager
– Must designate a 24/7 responsible party – owner or licensed manager
– Require designated/approved on-site parking spaces
– Require renters to park in designated/approved sites only
– Minimum age to rent should be 25 years
– Quiet hours should be 9:00pm-8:00am
– Require bear boxes or reasonable alternative in Tahoe Township
– Occupancy limits are subject to life safety inspection
– Required to provide certificate of insurance for property with $500k minimum liability covering owners, renters, and visitors. May be increased at discretion of staff
– 3 separate incidents with substantiated violations in 1 year grounds for revocation process
– Fine for violation should be $1k upon occurrence and $1,000 more every day it persists. Current maximum civil penalty should be eliminated, use up to fair market value of the home instead
– Fine for operating without a permit should be $20k and permanent ban from future permit
– Fine and criminal penalty for falsifying application should be $20k and permanents ban from future permit

For a full list of recommendations, visit HERE.

The Board accepted most of the recommendations made in the VHR report from County Manager, Patrick Cates first presented during a board meeting in October of 2020. This report incorporated recommendations from the VHR Task Force, composed of 15 Douglas County residents.

The Board of County Commissioners has been considering changes to the VHR program since 2017, with the current ordinance in place since 2018. Since then, the County has conducted extensive outreach, including public workshops and surveys, and the formation of the VHR Task Force.

“This was a big night for Douglas County,” said County Manager Patrick Cates. “The Task Force conducted exhaustive research and healthy debate for over a year to derive their recommendations. I cannot adequately express my gratitude to the citizens who participated in that massive undertaking for all their hard work. I also thank the Commissioners for their diligent work on this complicated and contentious issue. We now have clear direction and can begin moving forward with these new regulations.”

To implement these changes, resolutions and ordinances will need to be drafted and presented to the Board for approval. Ordinances must be heard at two Board of County Commission meetings before they can be approved. Ordinances are then subject to a 35-day waiting period before they are affected as required by Nevada statutes. The Board also voted to approve a resolution to maintain a temporary suspension on the issuance of new permits pending implementation of new regulations in the interim.

“I would like to thank my fellow commissioners for their time and dedication to reviewing the information presented by County staff and the Task Force,” said Jon Engels, Commission Chairman. “My hope is that these policy decisions are a starting point down a path to provide what’s best for the community while enacting the essential enforcement necessary for the establishment of a sustainable VHR program in Douglas County.”