Thinking about renting out a ONE Las Vegas condo and wondering where to start? Leasing in a high-rise is different from a single-family home, and the rules can feel like a maze when you want clear answers fast. You need a simple path that protects your yield and keeps you compliant with the building and local laws. In this guide, you’ll learn what to verify in the HOA documents, what fees and timelines to expect, and how to speed up approval and move-ins while staying within the rules. Let’s dive in.
What governs leasing at ONE Las Vegas
Before you market a unit, confirm the exact leasing rules that apply to your condo. The key sources are:
- ONE Las Vegas governing documents: CC&Rs, bylaws, and Rules & Regulations, plus any rental policy or board resolutions.
- HOA or management office: tenant approval steps, required forms, fees, and move-in procedures.
- Nevada law: common-interest community statutes and the Residential Landlord–Tenant Act that cover disclosures, deposits, and eviction procedures.
- Local licensing and taxes: Clark County and City of Las Vegas rules that can apply to short-term or transient lodging.
These documents set the minimum lease term, any rental caps, approval steps, deposits, and fines. State law covers how you handle security deposits and notices. Local authorities control licensing and transient occupancy taxes if a stay is considered short-term.
Minimum lease terms and short-term rentals
Every investor asks the same first question: what is the shortest lease you can offer? The answer is in the CC&Rs or the HOA’s written rental policy. Many Las Vegas condo communities set a minimum of 30 days or longer, and many prohibit short-term or vacation rentals. Do not assume short-term is allowed.
- Confirm the stated minimum lease term for ONE Las Vegas, and whether it applies to all owners or only after you have held title for a set period.
- If you plan to furnish the unit, remember that furnishing does not change the minimum lease term. Shorter stays often trigger separate municipal licensing and taxes, and the HOA may still prohibit them.
- A practical strategy is to plan for 31-day, 6-month, or 12-month leases unless the HOA confirms a different minimum.
Rental caps and ownership requirements
Some associations cap the percentage of units that can be leased at any time to maintain owner occupancy. Others require owners to hold title for a certain period before leasing. Ask the HOA to confirm:
- If a rental cap exists, the current percentage leased, and whether a wait list is in place.
- Whether there is a minimum ownership period before you can lease your unit.
- Any grandfathering rules for current owners.
Getting this in writing helps you forecast vacancy risk and plan your leasing timeline.
Tenant approval: how it works
Most high-rise communities require tenant approval before occupancy. This protects the building and sets clear expectations for residents.
What the HOA typically reviews
- Application with tenant information
- Background and criminal check
- Credit check and income verification
- Tenant acknowledgment of the HOA rules
- Lease form or a copy of the signed lease within a specified time
What you submit as the owner
- Completed tenant application and screening authorization
- Copy of the executed lease within the required timeframe
- Tenant rules acknowledgment, parking details, and any required insurance certificates
- Any HOA application or processing fees
Typical processing time
Processing times vary by management company and whether board review is required. A common range is several days to 4 weeks. Some offices process within 3 to 10 business days, while formal board reviews can extend approval up to about 30 days. Build this time into your marketing plan and move-in date.
Move-in rules and amenity access
Plan ahead so your new tenant can start on time and without delays.
Elevator reservations and scheduling
Most buildings require an elevator reservation, a refundable move-in deposit, and approved insurance for movers. Expect to schedule at least 7 to 14 days in advance during busy periods. Confirm allowable days and hours for moves.
Keys, fobs, and parking
The HOA may charge fees for key or fob issuance and may require vehicle details before issuing parking permits. Access to amenities often depends on completing tenant registration and agreeing to house rules.
Furnished versus unfurnished
Furnished leasing is generally allowed unless the rules say otherwise, but it does not change the minimum lease term. If you furnish the unit, confirm move-in logistics, damage deposits, and any special insurance requirements that differ from unfurnished rentals.
Costs, deposits, taxes, and penalties
Budget for fees and deposits so your net yield stays on track.
Security deposits and Nevada law
Nevada law governs how you hold and return security deposits, what deductions are allowed, and the notification timeline. Confirm current statutory requirements before drafting your lease or advising a tenant. Ask the HOA if they require an additional deposit to cover common-area damage attributable to tenants.
HOA application fees and move-in deposits
Typical local ranges you may see in condo communities are:
- Tenant application or processing fee: $25 to $150
- Move-in refundable deposit: $100 to $1,000, depending on unit size and building rules
- Elevator or reservation fee: $50 to $300
These are general estimates. Request the current ONE Las Vegas fee schedule from the management office to confirm exact amounts and any non-refundable administrative fees.
Taxes and licensing for short-term stays
Short-term rentals, often defined as stays under 30 days, can require registration and collection of transient lodging taxes and a business license at the city or county level. Many condo associations prohibit short-term rentals because of these rules and neighborhood impacts. Verify both the HOA’s position and the current Clark County and City of Las Vegas requirements before considering short-term stays.
Fines, enforcement, and assessments
Understand how the HOA handles violations like unauthorized leasing, over-occupancy, or rule breaches. Confirm fine amounts, the enforcement process, and whether unpaid fines can become a lien against your unit. Ask about any planned or outstanding special assessments that could affect net income.
Step-by-step lease-up timeline
Use this practical timeline to keep your leasing process on schedule.
- Pre-leasing setup
- Obtain the CC&Rs, Rules & Regulations, and rental policy. Request the tenant application packet and current fee schedule.
- Confirm any rental cap, minimum ownership period, and minimum lease term.
- Ensure your owner account is current. Associations may not process approvals if you have outstanding balances.
- Marketing and tenant selection
- Price the unit based on current market conditions and the building’s minimum lease term. Furnished units can attract mid-term tenants, but still must comply with HOA rules.
- When you identify a qualified tenant, submit the application, required fees, and a copy of the lease per HOA instructions.
- HOA approval window
- Plan for 3 to 10 business days on the fast end, up to 4 weeks if board review is required. Keep the tenant informed about timing and contingencies.
- Move-in scheduling
- After approval, book the elevator and submit any required mover insurance. Expect 7 to 14 days lead time in busy periods.
- Deliver keys, fobs, parking permits, and a rules acknowledgment before move-in day.
- Lease start and onboarding
- Complete the move-in inspection and document condition. Review building rules with the tenant to avoid early violations.
- Renewal planning
- Ask the HOA whether renewals require re-submission of tenant information. Confirm any rules around subletting.
Documents to request from the HOA
Collect these items before you list or sign a lease:
- CC&Rs, bylaws, and current Rules & Regulations
- Official rental or tenant policy, if separate
- Tenant application form and registration packet
- Current fee schedule for applications, move-in/move-out, elevator reservations, keys/fobs, and parking permits
- Written confirmation of any rental cap, occupancy counts, and wait list status
- Board minutes from the last 12 months related to leasing or enforcement
- Resale or disclosure packet confirming owner account status requirements
- Insurance requirements for owners and tenants
- Property manager contact details for approvals and move-in scheduling
Turnkey leasing to stabilize your hold period
If you prefer a hands-off approach, a turnkey leasing provider can help reduce vacancy and smooth cash flow.
- Faster marketing and placement: professional photos, pricing strategy, and listing syndication can reduce days on market.
- Consistent screening and compliance: standardized tenant vetting lowers eviction risk and turnover.
- Furnished leasing options: monthly or 6 to 12 month furnished leases can improve occupancy within HOA rules.
- Move-in coordination: handling approvals, elevator scheduling, and logistics avoids start date slippage.
- Operations and accounting: routine maintenance, rent collection, and reporting keep income steady.
Turnkey providers still operate within HOA constraints. They cannot override minimum lease terms or caps, but they can tailor strategies to the building’s rules for better occupancy.
What to evaluate in a turnkey contract
- Average days on market and vacancy rate
- Screening standards: income multiple, credit minimums, background checks
- Fees and true net yield after management fees, furnishings, and vacancy assumptions
- Contract length, cancellation terms, and responsibility for evictions or damages
- Whether the provider handles HOA paperwork and pays required HOA fees on your behalf
Net yield planning checklist
Use this quick list to keep your underwriting grounded:
- Confirm the minimum lease term and any rental cap, plus wait list status
- Verify HOA approval timelines and move-in scheduling lead times
- Obtain the exact HOA fee schedule and any refundable deposits
- Map local short-term licensing and taxes if you plan mid-term strategies
- Align security deposit handling and timelines with Nevada law
- Stress test vacancy for HOA and board review durations
- Decide on furnished versus unfurnished and price accordingly
Next steps for ONE Las Vegas investors
Leasing a high-rise condo is all about clarity and timing. When you lock in the minimum lease term, cap status, approval steps, and fee schedule early, you reduce vacancy and protect your yield. Gather the documents, confirm the timelines, and set your tenant onboarding plan before you list. If you want help with building-specific rules, pricing, or a turnkey leasing plan that fits ONE Las Vegas, connect with Steve Gonzalez for a private high-rise consultation.
FAQs
What is the shortest lease allowed at ONE Las Vegas?
- The CC&Rs or rental policy define it. Many Las Vegas condos set a minimum of 30 days or longer, so verify ONE Las Vegas’s rule with the HOA before marketing.
Do you need HOA approval for each new tenant at ONE Las Vegas?
- Yes in most condo communities. Expect to submit a tenant application, screening authorization, fees, and a copy of the lease for approval before move-in.
How long does HOA approval take at ONE Las Vegas?
- Plan for several days to 4 weeks depending on management processing and whether board review is required. Build this into your lease start date.
What fees should you expect when leasing at ONE Las Vegas?
- Typical ranges include tenant application fees of $25 to $150, move-in deposits of $100 to $1,000, and elevator reservation fees of $50 to $300. Request the current HOA schedule for exact amounts.
Are furnished rentals allowed at ONE Las Vegas?
- Furnished leasing is usually allowed, but it does not change the minimum lease term. Shorter stays can trigger local licensing and taxes, and the HOA may prohibit them.
Can you rent your unit immediately after purchase at ONE Las Vegas?
- Some HOAs require a minimum ownership period before leasing and may have rental caps or wait lists. Confirm current rules and your eligibility in writing.
What happens if a tenant violates HOA rules at ONE Las Vegas?
- The HOA can enforce violations and levy fines that may be assessed to the owner. Unpaid fines can become a lien, so set clear expectations with tenants and monitor compliance.
