Thinking about leasing your One Queensridge Place condo for 31 days or more? In a luxury high‑rise with shared amenities, smart compliance protects your investment, your neighbors, and your peace of mind. You want a solid tenant, clean paperwork, and zero surprises from the association. This guide shows you how to set up a long‑term lease at OQP the right way, from Nevada law to building procedures. Let’s dive in.
Why compliance comes first at OQP
One Queensridge Place is a two‑tower luxury condominium community on Alta Drive with about 219 residences and extensive amenities. In a high‑service building, your lease touches more than just you and your tenant. It also touches concierge, valet, elevators, and shared spaces.
Location matters too. Many OQP addresses show City of Las Vegas, but parcel lines can vary near the Summerlin boundary. Always confirm jurisdiction before you advertise a lease or quote rules. The official community site is a useful starting point for HOA contacts and the resident portal.
The legal framework you must follow
HOA rules and NRS 116.335
Nevada’s common‑interest law says an association generally may not stop you from renting your condo unless the recorded declaration in effect when you bought the unit already included an express rental prohibition or required prior approval. Start by checking your recorded CC&Rs and any amendments. Review the state statute for context in NRS Chapter 116, and the specific rental rule in NRS 116.335.
Landlord‑tenant rules under NRS 118A
Your lease and day‑to‑day management must comply with Nevada landlord‑tenant law. This includes providing a written rental agreement, handling deposits properly, delivering notices the right way, and following the correct process if a termination is needed. See NRS 118A for the core requirements that protect both you and your tenant.
STR rules vs. long‑term leases
Short‑term rental rules typically cover stays of 30 days or fewer. A lease of 31 days or more is generally treated as long‑term and not an STR. Even so, advertising short stays can trigger STR enforcement if it looks like transient lodging. Review the City’s guidance on short‑term rentals and keep your marketing aligned with long‑term occupancy.
What to request from the OQP HOA
Before you advertise or sign a lease, request current documents and procedures directly from the association via the OQP resident portal:
- Recorded Declaration and CC&Rs, plus any amendments. Verify any pre‑existing rental prohibitions or caps that applied when you purchased. See context in NRS Chapter 116.
- Bylaws, Rules and Regulations, and any written Leasing Policy. Look for amenity access, parking, noise, guest, key/FOB, and elevator rules.
- Tenant registration procedures and forms. Under NRS 116.335, the HOA may request a copy of the lease but cannot charge an owner a registration fee.
- Enforcement and fine schedule. Associations must follow notice and hearing rules, and fines are capped by statute. See NRS 116.31031.
- Insurance expectations for owners and tenants, including renter’s insurance and any additional insured requirements.
- Guest suite or casita rules if applicable, so your tenant uses them correctly.
Step‑by‑step leasing checklist
Before you advertise
- Confirm your parcel’s jurisdiction and list your lease as 31 days or longer to avoid STR classification.
- Read the CC&Rs and Rules. Confirm any rental cap and the current tenant registration process.
- Ask management how to submit tenant information, the timeline, and required documents.
Build a compliant lease
- Require CC&R compliance. Include a clause stating the tenant received and agrees to follow the association rules.
- Add an indemnity clause tied to tenant or guest conduct, consistent with Nevada law.
- Spell out amenity access and parking. Note any garage passes, stickers, or valet procedures.
- Address subletting and assignment. Keep terms consistent with HOA rules.
- Preserve the owner’s right to cure persistent HOA violations, while following Nevada notice and eviction procedures.
- Require renter’s insurance with minimum liability limits and proof of coverage.
Coordinate move‑in logistics
- Reserve elevators if required and schedule deliveries to avoid conflicts.
- Complete tenant registration and submit any requested documents through the portal.
- Clarify protocols for keys, FOBs, concierge access, and vendor entry.
Manage the tenancy
- Keep a compliance file with copies of the lease, proof of tenant receipt of rules, and HOA correspondence.
- Respond quickly to any notices. Under NRS 116.31031, continuing violations can lead to additional fines if not cured.
- Update management if occupants or vehicles change. The HOA may request a copy of the lease under NRS 116.335.
Taxes and licensing
- Long‑term leases of 31 days or more are typically not subject to STR licensing or transient lodging tax. Keep your advertising and lease language aligned with long‑term occupancy. For the STR distinction, review the City’s short‑term rental page.
Common pitfalls to avoid
- Advertising nightly or weekly stays that look like STRs, even if you intend month‑to‑month.
- Skipping tenant registration or failing to provide the lease to the HOA when requested.
- Relying on verbal approvals instead of written rules and procedures.
- Ignoring jurisdictional lines near Summerlin that can change how STR rules apply.
- Mishandling security deposits or notices that must follow NRS 118A.
- Letting guests or vendors misuse elevators, loading areas, or amenities.
How we help at OQP
You do not have to navigate this alone. Carlton Holland Realty specializes in Las Vegas high‑rise living, including the unique process considerations at buildings like One Queensridge Place. We help you source and understand the right documents, align lease terms with HOA rules, and protect your interests during a purchase or sale that includes tenant occupancy.
If you are weighing OQP as an investment, planning to lease after closing, or preparing a listing with an existing tenant, let us guide the process and keep timing on track. Reach out to Carlton Holland Realty for a confidential conversation.
FAQs
Can the OQP HOA prohibit me from renting my condo long term?
- Under NRS 116.335, an HOA generally cannot prohibit leasing unless the declaration in effect when you bought already had an express ban or approval requirement.
Do I need HOA approval or tenant registration before move‑in at OQP?
- Many associations require tenant registration and a copy of the lease, and under NRS 116.335 they cannot charge an owner a registration fee.
Do City short‑term rental rules apply to a 31‑day lease at One Queensridge Place?
- STR rules typically cover stays of 30 days or fewer; a 31‑day lease is generally long‑term, but keep advertising aligned with long‑term occupancy per the City’s STR guidance.
Who is responsible if my tenant violates HOA rules at OQP?
- The association may fine the owner and may also fine tenants or invitees under community rules, with procedures and caps set by NRS 116.31031.
What Nevada landlord‑tenant laws affect my OQP lease?
- Your lease, deposits, notices, and habitability obligations must comply with NRS 118A, which governs residential rental agreements statewide.
