Washoe’s Board of County Commissioners on Tuesday heard the first reading of an ordinance to clean up and clarify language in the county’s short-term rental (STR) code. Among the changes are provisions intended to preserve workforce housing in the Lake Tahoe basin and improve enforcement activities.
The code changes came after commissioners in August 2023 directed county staff to streamline STR permitting and enforcement and identify potential code changes sought by residents. Three community workshops were held late last year to gather feedback for possible amendments.
Among the updates in the code is a provision that only one STR would be allowed per parcel within the Tahoe basin. County Planning Manager Trevor Lloyd said in the case of duplexes, only one of the two units could be used as an STR. Only one party can rent a room or room at a time in homes where individual rooms are permitted for short-term rental.
Accessory dwelling units—recently approved by commissioners—would also not be allowed for use as STRs within the Tahoe basin, a rule Lloyd said was to help preserve workforce housing availability. Existing STRs would be grandfathered in.
Another proposed amendment is intended to reduce parties and events at STRs. The change affirms that the no-parties rule applies to anyone occupying the property, including the owner, regardless of whether the property is being rented. Any number of people at the property over the STR’s permitted maximum occupancy would be considered a party.
Tahoe-area residents have also said trash and noise complaints associated with STRs have been a nuisance and attract bears to residential areas. They have pleaded with the county to increase enforcement, which currently is provided by just one enforcement officer who works Monday through Friday from 8 a.m. to 5 p.m.
An amendment in the code update would allow the county to use evidence gathered by the Incline Village General Improvement District or Washoe County Sheriff’s Office to open an investigation and issue penalties.
Lloyd said the county also plans to adjust STR fees and fines, with details presented at the Aug. 20 board meeting. A second reading of the ordinance changes will also be heard then.
Commissioners recommend fee changes for Tahoe transit
Commissioners are also looking for ways to support transit options to, from and within the Washoe County portion of the Lake Tahoe basin. They voted unanimously to refer two potential bill draft requests for the 2025 legislative session to the Tahoe Regional Planning Agency Oversight Committee to increase transit funding.
The first proposed bill would redirect a portion of existing room taxes to Washoe County specifically for public transit, and the second would propose a new hotel surcharge to cover transit.
Commissioner Alexis Hill confirmed that the room tax or surcharge would only apply to properties within the Washoe County portion of the Lake Tahoe basin. The transit and micro-transit options the funds would support would also be specific to that area.
Cadence Matijevich, who leads government affairs for the county, added that the funds could be used as part of a broader transit system or for things such as airport shuttles to and from the lake.
Hill confirmed that public transportation does not exist in the county’s portion of the basin. Funds from the American Rescue Plan Act are now being used to provide micro-transit options, but once they run out, a new funding source will be needed to continue the service.
