Sparks, NV Short-Term Rentals: Occupancy Limits (2026)

Section 20.03.012 sits in Chapter 20.03's "Lodging/Short-Term Rental" use category and governs bed-and-breakfast-style short-term lodging in Sparks. The purpose clause frames it as controlling location and setting requirements and standards for bed and breakfast facilities to protect public health, safety and welfare. The core occupancy limit is in subsection A: there shall be no more than four guest rooms and eight guests per building, which functions as the hard cap on how many paying overnight guests a single short-term lodging property can host at once, regardless of how large the structure is.

Subsection B requires the operation to remain owner-occupied: the building must be the primary residence of the owner or manager, and that person must be present on the site during the period when any or all of the rooms are occupied, which rules out an absentee-owner short-term rental operating under this use category. Subsection C limits food service, barring meals from being served to anyone other than the bed and breakfast's own guests and residents, which keeps the use from functioning as a public restaurant alongside the lodging. Because these standards sit in Chapter 20.03's use standards, they apply on top of whatever underlying zoning district allows the Lodging/Short-Term Rental use category in the first place, per Section 20.03.001(B), so a property still needs the district to permit the use before these operational caps come into play.