Overview: Are Short-Term Rentals Allowed?

Yes—short-term rentals are explicitly allowed in Mesquite, Texas, but they must be licensed and inspected as Residential Rental Property under the City’s Housing and Minimum Property Standards (Ordinance No. 4954). A Short-Term Rental Property License (RPL-STR) is required to operate, and the property must pass interior and exterior inspections to the City’s minimum standards. The City has a defined application and inspection process, fee schedule, and annual licensing cycle.

Key positions and requirements:

• Licensing required: Short-Term Rental Property License (RPL-STR).
• License fee: $150 per application.
• Annual cycle: Licenses expire May 31 of each year.
• Inspection prerequisites: A passing interior and exterior inspection and an approved Rental Certificate of Occupancy (RCO).
• Compliance standards: 2018 International Property Maintenance Code (IPMC) and International Residential Code (IRC), plus City-adopted local amendments.
• Administrative enforcement: Denial, revocation, or reinstatement processes with appeal rights to the Building Standards Board.
• Mandatory compliance: Properties must be current on taxes and have no outstanding liens, and a local agent must be listed within 40 miles of Mesquite. [Sources: 1, 2]

How to Start a Short-Term Rental Business in Mesquite

Mesquite runs STR licensing through a digital portal and a 90-day completion window for the full licensing process. You should plan your timeline to meet inspection prerequisites, pass both interior/exterior inspections, and finalize your license prior to hosting guests.

Step-by-step process:

1. Prepare the property

   • Ensure all utilities (water, gas, electric) are turned on and functional.
   • Activate A/C (summer) and heating (winter) units ahead of the inspection.
   • Confirm all appliances and systems (HVAC, water heater, etc.) work correctly.
   • Confirm there are no outstanding taxes or liens on the property.
   • Appoint or identify a local agent (within 40 miles of Mesquite) to be listed on your application.
   • Finalize any required permits.

2. Submit your Short-Term Rental Property License application

   • Apply online via the City’s Energov/CSS portal.
   • Application fee: $150.

3. Application review

   • City review can take up to 48 business hours.
   • An invoice is sent via email and accessible in your CSS portal upon review finalization.

4. Payment and inspection scheduling

   • After paying the invoice, the City will email you when you can request a rental inspection in the CSS portal.
   • Same-day inspections are not available.
   • Inspection scheduling rules:
     • Requests before 4 PM: scheduled for the following business day.
     • Requests after 4 PM: scheduled for the second business day.
     • Requests between Friday 4 PM–Sunday: scheduled for the following Tuesday.
     • Inspections are not available on weekends or holidays.

5. Pass inspections and obtain the license

   • Pass both an interior and exterior inspection.
   • Obtain an approved Rental Certificate of Occupancy (RCO) following inspection.
   • License validity: expires on May 31 each year.
   • Note: Applications expire if not completed within 90 days; if your inspection has passed and the license is issued, the expiration date extends an additional 90 days IF the property remains vacant. Once the application expires, a new application is required. [Sources: 1]

Compliance standards

• Properties must meet minimum standards in the 2018 IPMC and IRC, plus any applicable City-adopted codes. [Source: 2]

Required Documents, Permits, Licenses, and Guidelines

To operate legally as an STR, the following are typically required:

• Short-Term Rental Property License (RPL-STR) application (submitted via Energov/CSS)
• Application fee: $150
• License term: expires May 31 annually
• Rental Certificate of Occupancy (RCO) approval
• Passing interior and exterior inspection
• Listing of a local agent (within 40 miles of Mesquite)
• Verification that the property is current on taxes and has no outstanding liens
• Finalization of all required permits
• Compliance with 2018 International Property Maintenance Code and International Residential Code as adopted locally [Sources: 1, 2]

Optional but helpful:

• Short-Term Rental Reference Guide (published by the City) [Source: 1]

Specific Regulations: City, County, and State

City-level regulations (Mesquite) govern licensing, inspections, property standards, and enforcement. The information provided does not include Dallas County-level STR rules. For state-level obligations, Mesquite references Texas Property Code provisions for residential tenancies and requires HOT compliance when applicable.

Mesquite City Regulations (Core STR Rules)

• License prerequisite: RPL-STR must be obtained prior to operating an STR.
• License term and fee: Annual license expiring May 31; fee $150 per application.
• RCO requirement: A Certificate of Occupancy is required; obtaining the RCO is a prerequisite to license issuance.
• Inspection requirements: Both interior and exterior inspections must be passed.
• Standards adopted: 2018 International Property Maintenance Code (IPMC) and International Residential Code (IRC), with City-specific local amendments.
• Application timeline: 90 days to complete application, payment, inspection request, and a passing inspection.
• Inspection scheduling: No same-day inspections; requests before 4 PM next day; after 4 PM second business day; Friday 4 PM–Sunday requests scheduled for Tuesday; weekends/holidays unavailable.
• Agent requirement: Property must list a local agent within 40 miles of Mesquite.
• Financial compliance: Property must be current on taxes with no outstanding liens.
• Permits: All permits must be finalized.
• License portability: License is not assignable or transferable.
• Denial/revocation: Grounds include false application information, utility/tax/liens due, noncompliance, unsafe conditions, or repeated violations. Administrative decisions are issued with notice, and decisions become final after 30 days unless appealed.
• Appeals: Administrative decisions can be appealed to the Building Standards Board.
• Penalties: Violations are Class C misdemeanors; fines up to $2,000; enforcement by Municipal Court with both criminal and civil jurisdiction.
• Expiration/extension: If inspection has passed and license is issued, application expiration extends an additional 90 days if the property remains vacant; after expiration, a new application is required. [Sources: 1, 2]

Selected adopted standards and local amendments (examples):

• IPMC 101.1 Title: Known as the “International Property Maintenance Code of the City of Mesquite.”
• IPMC 102.3 Application of other codes: Work must comply with IBC, IEBC, IECC, IFC, IFGC, IMC, IRC, IPC, and NFPA 70; zoning code provisions are not canceled.
• Heat supply: Rental properties must maintain at least 68°F (20°C) in habitable rooms, bathrooms, and toilet rooms.
• Weeds: Exterior property must be free from weeds exceeding 8 inches; noxious weeds prohibited.
• Smoke detectors: Approved detectors required in each dwelling unit and installed per adopted codes.
• Appeal path: Appeals of administrative decisions are to the Building Standards Board under Chapter 5, Article XIII. [Source: 2]

County-level

• County-specific STR regulations were not provided in the search results. Investors should confirm county-level requirements with Dallas County.

State-level

• Mesquite’s ordinance incorporates provisions of the Texas Property Code (e.g., occupancy limits, landlord-tenant obligations) and requires compliance with state-level hotel occupancy tax (HOT) rules when applicable (including any local HOT registration or filings). The provided content references compliance but does not include state statute links; investors should verify HOT registration and tax obligations with the Texas Comptroller. [Source: 2]

Contact Information (Local Authority for STRs)

For questions, application status, or scheduling:

• RCO Office (Rental inspections and RCO/RPL coordination)
  • Address: 300 W. Kearney St., Mesquite, TX 75149
  • Phone: 972-329-8504
  • Fax: 972-329-8340
  • Hours: Monday–Friday, 8 a.m.–5 p.m.

Key contacts:

• Vernon Drake, Manager, RCO Program
  • Phone: 972-329-8360
  • Email: vdrake@cityofmesquite.com
• Edith Leal (Gonzalez), RCO Office Administrator
  • Phone: 972-329-8504
  • Email: egonzalez@cityofmesquite.com
• Online portal (apply and manage): Energov/CSS Self-Service [Source: 1]

Links to Source Pages

• City of Mesquite – Short-Term Rentals (program overview and application guidance): www.cityofmesquite.com/3829/Short-Term-Rentals [Source: 1]
• City of Mesquite – Rental Property Licensing Ordinance (Ordinance No. 4954) and adopted codes: www.cityofmesquite.com/DocumentCenter/View/21689/Rental-Property-Licensing-Ordinance [Source: 2]

Practical Notes for STR Investors

• Pre-inspection readiness is essential: utilities on, HVAC functional, appliances operational, and no outstanding taxes or liens.
• Plan inspection scheduling windows; avoid weekend/holiday requests.
• Use the portal diligently for application updates, invoice payment, and inspection scheduling.
• Confirm your local agent meets the 40-mile proximity requirement.
• If an application extension applies, ensure the property remains vacant to retain eligibility.
• Maintain compliance continuously; City enforcement includes inspections, notices, and potential criminal prosecution for violations. [Sources: 1, 2]