Short-term rental rules · North Richland Hills, Texas
Short-term rentals in North Richland Hills, explained properly.
The City of North Richland Hills, Texas requires a current annual City permit to operate or offer a short-term rental (Chapter 18, Article XII, Division 3, adopted by Ordinance 3925 on October 13, 2025 and amended by Ordinance 3944 on January 27, 2026). Permits expire every January 31, need a passed City inspection and proof that hotel occupancy tax has been paid, and cannot be transferred except for some older rentals. Rentals must be for at least two nights, show the permit number in every advertisement, have a local point of contact reachable 24 hours a day, keep booking records for three years and report and pay hotel occupancy tax quarterly. Single-family rentals are limited to four parked vehicles. The code refers to zoning districts where the use is not permitted by right and lets older rentals in those districts continue if they came into compliance by February 28, 2026. We haven't reviewed the zoning use tables yet, so confirm zoning before you buy, and the permit fee, the definitions, the penalties and the City's hotel tax rate haven't been reviewed yet either.
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At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Are short-term rentals allowed? | Conditional: allowed only with a current annual City permit; the division also refers to zoning districts where the use is 'permitted by right' and districts where it is not, and that district list hasn't been reviewed yet [1] ClauseConfirming |
| Is an annual City short-term rental permit required? | Yes: a current annual permit from the City is required to operate or offer a short-term rental; permits expire January 31 each year, need a passed initial inspection and cannot be transferred (Sec. 18-988 makes an exception for some older rentals) [1] Clause |
| Must the owner live at the property? | Not stated: the division requires a local point of contact who can be reached by phone 24 hours a day, and a person other than the owner may apply with the owner's written consent [1] Clause |
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Detailed rules
The full picture, section by section
Where and how long
| Can rentals operating before October 13, 2025 keep operating where the use is not permitted by right? | Yes: in districts where short-term rental use is not permitted by right, a property used as a short-term rental before October 13, 2025 may continue if the owner or operator got a permit and paid or arranged the hotel occupancy tax by February 28, 2026 and keeps complying with the division [1] Clause Sec. 18-988(a), as amended by Ordinance 3944 (adopted January 27, 2026). The right continues only while the owner or operator maintains compliance with the division. In those districts a use that is discontinued, or whose permit is revoked, not renewed or allowed to lapse, may not be resumed (Sec. 18-987(b)), and a use abandoned under the zoning ordinance's abandonment provision (Sec. 118-153(i), which hasn't been reviewed yet) may not be resumed either (Sec. 18-987(c)). A defense to a permit denial based on abandonment applies where the use was suspended for 180 days or more for repair or renovation, the City was notified before the abandonment period ended, zero-dollar quarterly hotel occupancy tax reports were filed and the permit was renewed (Sec. 18-987(d)). The districts concerned are set by zoning, which hasn't been reviewed yet. |
|---|---|
| When did a rental without a permit have to stop operating? | By February 28, 2026, or 30 days from the notice of permit denial, whichever is later [1] Clause Sec. 18-987(a), as amended by Ordinance 3944 (adopted January 27, 2026): an owner or operator who is unable, fails or refuses to obtain a permit after the effective date of the division must discontinue the short-term rental use on or before that date. The effective date of the division isn't shown in the text we reviewed. |
| Can a permit be transferred to a new owner? | Conditional: a permit is not transferable to another owner, operator or location, except that a permit for a property operating under the Sec. 18-988(a) continuance (older rentals in districts where the use is not permitted by right) may be transferred if the new owner applies within 90 days of the transfer [1] ClauseConfirming Sec. 18-972(i) says a permit is not transferable to another owner, operator or location. Sec. 18-988(b) allows a transfer of a continuance permit: a permit transfer is required when more than 50 percent of the ownership interest changes, including an interest in an entity that owns the rental; the new owner must submit a new permit application under Sec. 18-961 (which hasn't been reviewed yet) within 90 days from the closing date or other effective date of the transfer; and if the new owner does not apply in time, the use must stop immediately and the permit is not transferred or issued. Sec. 18-988(b)(3) refers to 'the time period identified in subsection (a)' where the 90-day period is in subsection (b)(2), so the cross-reference is unclear. |
| Is there a minimum stay? | Yes: two nights; it is unlawful to rent or lease a short-term rental for less than two nights [1] Clause Sec. 18-977. The rule applies to owners and operators. |
Permit
| Must a permit application include a floor plan and parking plan? | Yes: a floor plan and parking plan are required, along with written owner consent if someone else applies, proof that hotel occupancy tax has been paid (or a current payment arrangement), compliance with the division and a passed initial inspection [1] Clause Sec. 18-972(c)-(g). A permit will not be approved unless the applicant can provide proof that hotel occupancy tax has been paid to the City for all rentals of the property, or that an approved payment arrangement is in place and all payments under it are current (Sec. 18-972(e)). The City's application form and fee schedule haven't been reviewed yet. |
|---|---|
| City permit fee | A non-refundable fee under the City's master fee schedule; the amount and its effective date haven't been reviewed yet [1] ClauseConfirming Sec. 18-972(c). A reinspection fee under the master fee schedule may be charged for any reinspection after the first (Sec. 18-973(d)). The City's fee schedule (Appendix A of the code) hasn't been reviewed yet. |
| Inspections | An initial inspection before the permit is approved; further inspections up to once per quarter and after complaints; 10 days' notice [1] Clause Sec. 18-973. The City gives at least 10 days' notice by personal delivery, email or certified mail, and the applicant or operator must allow the inspection within 10 days of delivery. After an inspection, if a violation of the division or of City health and safety codes is noted, the property may not be occupied or rented until the violations are corrected and verified by reinspection. The first reinspection is free of the reinspection fee. |
| Permit denial and appeal | The chief building official may deny an application on listed grounds; an appeal to the board must be filed in writing within 20 calendar days of receiving the denial notice [1] Clause Sec. 18-985. Grounds: false, incomplete or unsupplemented information; preventing, refusing or impairing an inspection; concealing a threat to life, health or safety or a violation; not meeting the division's or the health and safety codes' minimum standards; or a revocation of a permit for the same rental within the last 12 months. The denial is effective on delivery of the written notice, and the appeal goes to the board of adjustment. |
| Permit suspension, revocation and appeal | The chief building official may suspend or revoke a permit on listed grounds, including three violations of the division in 12 months; an appeal to the board must be filed within 20 calendar days and stays the suspension or revocation [1] Clause Sec. 18-986. Grounds include false information, uncorrected dangerous or non-compliant conditions, preventing or concealing from an inspection, an unmet notice of violation after seven days, a dangerous-building finding under Chapter 98, three or more separate violations of the division within 12 months, and five or more separate violations of federal law, state law or any City code within 24 months. The action takes effect on delivery of written notice. The code sections on penalties and fines for violations haven't been reviewed yet. |
Operating requirements
| Is there a maximum occupancy? | Yes: set by the code's definition of 'maximum occupancy rate', which hasn't been reviewed yet; it is unlawful to exceed it or to advertise a higher occupancy [1] ClauseConfirming Sec. 18-976. The number comes from the definition of maximum occupancy rate elsewhere in the chapter, which wasn't in the text we reviewed. |
|---|---|
| Parking limits | Single-family property: no more than four vehicles, in the garage or driveway or along the curb immediately adjacent to the property; multifamily property: only in the complex's designated parking, within the complex's parking requirements [1] Clause Sec. 18-975. All parking must be on improved surfaces and must not overhang or impede a sidewalk. If on-street parking is not permitted on any street immediately adjacent to a single-family property, all parking must be accommodated on the property. |
| Local point of contact | Required for every rental; reachable by phone 24 hours a day; must contact the City within 60 minutes of a complaint contact and then the occupants within 60 minutes [1] Clause Sec. 18-974. The contact's name, mailing address, physical address, phone number and email must be given to the City, and updates must be provided in a timely way. |
| Permit number in advertisements and outside signage | Every advertisement and listing must show the permit number; advertising without a current permit is unlawful; external signage advertising the rental is unlawful [1] Clause Sec. 18-981. |
| Fire and life-safety equipment | Working smoke detectors, working type A fire extinguishers and carbon monoxide detectors, per the City's building and fire codes; annual independent inspection of all fire extinguishers [1] Clause Sec. 18-980. A rental must comply with all applicable City health and safety codes, including building and fire codes. |
| Guest safety notice | Written guest safety information must be displayed inside the unit near the main guest entrance, including the 24-hour contact, occupancy, parking, trash, quiet hours and an evacuation floor plan [1] Clause Sec. 18-982. The notice's required quiet-hours text is 10:00 p.m. to 7:00 a.m., Monday through Saturday, and 10:00 p.m. to 9:00 a.m. on Sunday, per City noise restrictions. It must also give emergency and non-emergency numbers, a statement that violations may bring criminal prosecution or civil action, and, if pets are allowed, a leash notice. Sec. 18-978 makes unreasonably loud noise leaving the premises unlawful, by reference to Sec. 34-33(23), which hasn't been reviewed yet. |
| Booking records | Records of all bookings and fees collected must be kept for at least three years and given to the City on request [1] Clause Sec. 18-979. |
| Hotel occupancy tax reports and payment | The operator must submit quarterly hotel occupancy tax reports to the City and pay the tax to the City on all rental fees [1] Clause Sec. 18-983. Operating without submitting the reports and paying the tax is unlawful. A permit is also not approved without proof that the tax has been paid (Sec. 18-972(e)). The City's rate and its tax chapter (Chapter 74, Article IV, cited in Sec. 18-987(d)) haven't been reviewed yet, so this page gives no City rate or combined total; the State tax is separate. |
| Are certain uses of a rental prohibited? | Yes: illegal activities, commercial use other than an authorized home occupation (Sec. 118-727), tents, temporary structures, unintended accessory buildings, recreational/camper vehicles and outdoor areas cannot be used as short-term rentals; an active alarm system must be registered with the Police Department [1] Clause Sec. 18-984. Operation must also comply with all applicable City and state codes and laws. Sec. 118-727 hasn't been reviewed yet. |
State law that also applies
| State hotel occupancy tax | 6% [2] Clause 1 Clause 2 Clause 3 Texas Tax Code § 156.052 sets the state hotel occupancy tax at 6% of the price paid for a room, and § 156.051(a) applies it to rooms or spaces costing $15 or more a day. Section 156.001(b) makes a short-term rental (renting all or part of a residential property to someone who is not a permanent resident) a "hotel" for state and local hotel occupancy taxes. Stays of at least 30 consecutive days, with no interruption of payment, are not taxed (§ 156.101). Local hotel taxes are added on top and vary by city and county. |
|---|---|
| State hotel tax registration required? | Yes — Form AP-102 to the Comptroller, unless a booking platform collects for you [3] [2] Clause 1 Clause 2 Whoever owns, operates, manages or controls a hotel must collect the state tax (Tax Code § 156.053), and the Comptroller's office treats short-term rentals the same way. The Comptroller does not issue printed hotel tax permits; a business that reports the tax sends Form AP-102 (Hotel Occupancy Tax Questionnaire) to the Comptroller. A short-term rental platform that has agreed with the owner to collect and remit state hotel tax files Form AP-102 itself, and an owner who rents only through such a platform does not collect and remit the state tax. An owner who takes bookings directly or through a platform that does not collect must collect and remit the state tax. Local hotel taxes are handled separately by the city and county. |
| State hotel tax returns | Monthly by the 20th; quarterly if you owe under $500 a month or $1,500 a quarter [2] [4] Clause 1 Clause 2 Each calendar month is a reporting period, with the return and tax due to the Comptroller by the 20th of the following month (Tax Code § 156.151(b)). A taxpayer who owes less than $500 for a month or $1,500 for a quarter files quarterly, due the 20th day after the quarter ends (§ 156.151(c)). The Comptroller allows a 1% discount when the return is filed and paid on time. |
| Local hotel taxes | Set by each city (and some counties and districts); paid to the local government [3] [4] Clause 1 Clause 2 Cities, some counties and special purpose districts may levy their own hotel taxes, generally up to 7%, and sports or community venue projects may add up to 2% (Dallas County up to 3%). Local hotel taxes apply to sleeping rooms costing $2 or more a day. The Comptroller collects only the 6% state tax; cities and counties collect their own local hotel taxes, so hosts should check with the city and county where the rental is. |
Changes
Recent and pending changes
We read Chapter 18, Article XII, Division 3 (Short-term rentals, Secs. 18-971 to 18-988) of the City of North Richland Hills Code of Ordinances as published on eCode360 (legislation through Ord. No. 3965 adopted July 27, 2026), captured on October 19, 2026, and the code's title page. The zoning use tables, Sec. 18-961, the code's definitions, the permit fee schedule, the penalty provisions, the hotel occupancy tax chapter, the City's own short-term rental pages and City Council agendas haven't been reviewed yet, so we will watch the Code for changes.
Sources
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This page is general information compiled from public sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.