Can I Build ADU in Reno, NV? (2026)
Find out if you can build a adu in Reno, NV. Rules, permit requirements, costs, and next steps.
Yes, ADUs are allowed in Reno, NV. California state law ensures by-right approval.
An Accessory Dwelling Unit (ADU) is a secondary housing unit on a residential lot — also called a granny flat, in-law suite, or backyard cottage. In Reno, NV, ADUs are permitted by right under state law, making them one of the most accessible ways to add housing on your property. ADUs can be detached, attached to the main home, or created by converting an existing garage or accessory structure.
ADU Rules in Reno
ADU Rules in Reno: Detached ADU max size: 1200 sq ft. Attached ADU max size: Up to 50% of primary dwelling floor area. Setbacks: 3 ft side, 5 ft rear. Owner-occupancy: No owner-occupancy requirement. Nevada AB 383 explicitly prohibits cities from requiring owner-occupancy of either the primary or accessory dwelling as a condition of ADU approval.. State preemption applies: NV law requires Reno to approve compliant ADUs by right.
Costs & Fees
ADU permits in Reno: Total estimated permit cost: $1,000–$5,000 total fees. Contact the City of Reno Community Development Department — Building and Safety for current fee schedule.
Timeline
City of Reno Community Development: plan review within 45 days required by Nevada AB 383. ADU permits must be processed as ministerial (no public hearing). Construction 3-8 months.
Next Steps
Next steps for building an ADU in Reno: 1. Review full ADU rules including size limits, setbacks, and parking. 2. Apply for an ADU permit through the City of Reno Community Development Department — Building and Safety at https://cityofreno.viewpointcloud.com/. 3. Hire a licensed contractor familiar with NV ADU requirements.
City of Reno Community Development Department — Building and Safety
Phone: (775) 334-2350
Website: https://reno.gov/government/departments/community-development-department
Online Permits: https://cityofreno.viewpointcloud.com/
Frequently Asked Questions
Can I build an ADU on my Reno property?
Yes. Nevada AB 383 (2021) requires Reno to allow ADUs by-right in single-family zones with ministerial approval — no variance or public hearing required. Reno must process ADU permits within 45 days of a complete application. ADUs are limited to 1,200 sqft. No owner-occupancy requirement. No additional parking required within 0.5 miles of a fixed transit stop.
How is Reno's housing market different from Las Vegas?
Reno and Las Vegas are both major Nevada cities but have very different housing markets. Reno is in northern Nevada (Washoe County) at approximately 4,500 ft elevation near the Sierra Nevada, while Las Vegas is in Clark County in the Mojave Desert. Reno's economy has diversified rapidly with tech industry relocation from the Bay Area (Tesla Gigafactory, Apple, Google). Housing costs in Reno have increased dramatically since 2015. Reno allows residential STRs in licensed form, unlike Las Vegas which banned residential STRs in 2022.
Are short-term rentals allowed in residential neighborhoods in Reno?
Yes. Unlike Las Vegas, which banned residential STRs in 2022, Reno allows short-term rentals in residential zones with a permit ($175/year). The property must be the operator's primary residence (owner must occupy for at least 9 months per year) in residential zones. Nevada Transient Lodging Tax applies to all STR rentals. STR permit number must be displayed in all listings.
What happened to Nevada's net metering for solar?
Nevada had a significant solar net metering controversy. In 2015, NV Energy drastically reduced net metering rates, causing solar installers to leave the state. The Nevada legislature reversed course in 2017 and restored favorable net metering rules in 2021, requiring NV Energy to offer retail-rate net metering for residential systems up to 150% of historical usage. As of 2024, Reno solar economics are favorable again. You'll need an electrical permit from Reno Community Development and an NV Energy interconnection agreement.
What should I know about Reno's flooding history before buying or building?
The Truckee River, which flows through downtown Reno and Sparks, has historically flooded. The most significant recent event was the January 1, 1997 flood that caused over $500 million in damage. The Truckee River Flood Control Project has significantly improved flood protection since then. Properties near the Truckee River and other drainageways should have flood zone status verified before purchase or construction. Check FEMA flood maps for your specific address.
Source: City of Reno Community Development Department — Building and Safety — Building Regulations. Last verified April 6, 2026. View source