Nevada Lake Tahoe Permitting

Due to staff vacancies, application processing times are taking longer than expected.  Please help us expedite processing times by submitting complete and accurate applications.

Use of and Navigability Over Sovereign Land at Lake Tahoe

What are the rules for public access to beaches on the Nevada side of Lake Tahoe?

For Nevada, the public may encounter both private and public beaches depending on who the littoral property owner is. The littoral property owner is defined in NAC 322.040 as the landowner whose parcel adjoins the bed of a navigable body of water. For example, at Sand Harbor State Park, the littoral property owner is the State of Nevada, so the beach is open to the public. The public can determine littoral ownership by reviewing county assessor parcel information. Nevada has three counties on Lake Tahoe: Washoe, Carson City, and Douglas. The littoral property owner controls shoreline access and determines whether the public may use the beach.

The public always retains the right to navigate on the water, including entering coves, passing through buoy fields, and moving around private structures. A private property owner cannot prevent the public from navigating past their shoreline. However, the right to navigate does not grant permission to access private property, including beaches, piers, rocks, breakwaters, or vessels moored to buoys. Before accessing any beach, the public should confirm that they are entering public land and review any restrictions that may apply to those lands. 

What is the elevation of the high-water mark? 

There are two recognized high-water marks for Lake Tahoe. NRS 321.595 defines 6223 feet as the high-water mark at Statehood and the separation between private and state sovereign lands. The State of Nevada owns all lands below 6223 feet.

The second high-water mark is 6229.1 feet, which reflects the maximum reservoir operating level of Lake Tahoe. Under NRS 445A.170 and NAC 322.270, the Nevada Division of State Lands evaluates this elevation to ensure that the public can navigate the lake.

Because Lake Tahoe is operated as a reservoir, when the lake elevation rises above 6223 feet, portions of private property may be temporarily inundated or flooded and open to navigation. 

How long have these rules been in place? 

Title to the bed and banks of navigable waters (Sovereign Lands), was granted by the Federal Government to the State of Nevada at Statehood.  For Lake Tahoe the boundary was established with NRS 321.595 in 1979.  

What is the crime if someone accesses a private beach in Nevada? Who enforces it? 

The most likely crime would be trespassing. However, additional charges may apply depending on the circumstances. The County Sheriff is responsible for enforcing laws related to any criminal act that occurs on private property. The County District Attorney is responsible for prosecuting criminal acts within their respective court system.

Use of Environmentally Sensitive State-Owned Parcels

Lake Tahoe faced a dilemma when unchecked development in the 1950s and 1960s began threatening water clarity and the environmental health of the Basin. The Tahoe Bond Act (1986) and subsequent programs provided funding for the purchase of sensitive parcels at Lake Tahoe to prevent environmental decline and protect water quality. These parcels are recognized as environmentally sensitive and managed as conservation areas as an important part of the State’s commitment to preserving the water quality and clarity of Lake Tahoe. Temporary use of these parcels for snow storage or other short-term uses may be permitted provided that the natural landscape is not disturbed and property owners obtain prior authorization for any activities by NDSL through the permitting process.

Other Tahoe Permitting Agencies

*A permit issued by the Division of State Lands does not relieve the Permittee from acquiring all local, regional, state, and federal permits and approvals as required by law.  The activity that you are applying for (ie buoy deployment, pier modification, dredging, etc) is not authorized and made legal until you have acquired all local, regional, state, and federal permits and approvals.  Failure to do so will constitute a violation of the terms and conditions of the permit and the permit may be revoked.

• Tahoe Regional Planning Agency Shoreline Program
• Nevada Division of Water Resources Water Rights
• U.S. Army Corps of Engineers
• Nevada Division of Environmental Protection
• Nevada Department of Wildlife

Nevada Tahoe Basin County Parcel Information Sites

Applicants can get parcel information to help complete the application by visiting the county sites below.

• TRPA Parcel Tracker
• Carson City Parcel Map
• Douglas County Public viewer
• Washoe county Regional Mapping System

TRPA Service Provider Directory

Provided to help those needing planning and consulting services for Tahoe projects. The Division of State Lands can not make recommendations regarding consultant service providers.

TRPA Service Provider Directory

Applications

Mail to our office or Drop off completed applications between the hours of

8:00 AM – 5:00 PM Monday Through Friday

Applications must be complete and accurate, including a Certificate of Insurance that complies with the Certification of Insurance Guidelines below, including the minimum coverage amount required for your permitted use. Applications that do not meet these requirements will be rejected. If your application is rejected, you must submit a new application and pay a new application fee. Application fees are non-refundable.

RECORDING OF APPLICATION REVIEW MEETING, JUNE 10, 2025

• Application for Use of State-Owned Submerged Lands- LAKE TAHOE ONLY - Submit this application if you would like a license for a waterline or permit for a structure such as a pier, buoy, breakwater or boat hoist at Lake Tahoe. This application should also be used for construction projects and dredging within the waters of Lake Tahoe.
  • NDSL Insurance Policy and Guidelines
  • Current Insurance Provider List
• Application to Use Tahoe State-Owned Parcels - Submit this application for short-term use of state land at Lake Tahoe for activities including snow storage, tree removal, access, etc. 

Looking for the Land Coverage application? Please click here to go to our Nevada Land Bank Page

Large File Upload Instructions - please use our FTP site for large documents.