Reno Zoning & Permits
Zoning rules, permit requirements, and building codes for Reno, NV. Source-cited from official municipal code.
Quick Facts
Population
264,165
Total Zone Types
22
Planning Department
City of Reno Community Development — Planning
Zoning Map
Interactive online map
County
Washoe County
Metro Area
Reno-Sparks
Reno Zoning System
The Reno zoning system includes 22 total zone classifications: 7 residential zones (SF-R, SF-6, SF-8, SF-10, MF-15, and others) and 5 commercial zones (NC, GC, TC, SC, and others), as well as 2 mixed-use zones (MU, TO) and 2 industrial zones (LI, GI). Reno zoning is governed by the Reno Municipal Code Title 18 (Land Development Code), administered by the City of Reno Community Development Department. Reno is the largest city in northern Nevada and the county seat of Washoe County. Unlike Las Vegas (Clark County), Reno is in Washoe County and is a distinct metropolitan area. Nevada AB 383 (2021) requires Reno to allow ADUs by-right in single-family residential zones with ministerial approval only. The city's tech economy boom (Tesla Gigafactory, Apple, Google data centers) has transformed Reno from a gambling-dependent city to a diversified economy. Reno's housing market has tightened significantly since 2015 due to tech industry migration from the Bay Area. The city maintains an interactive zoning map for property lookup.
View Reno Zoning Map (interactive online map)
Building & Planning Departments
The Reno Building Department (City of Reno Community Development Department — Building and Safety) handles all building permit applications, inspections, and code enforcement. You can reach them by phone at (775) 334-2350 or apply online through their permit portal. Office hours: Mon-Fri 7:30am-4:00pm. For zoning questions and land use determinations, contact the City of Reno Community Development — Planning at (775) 334-2251. Zoning information is available online. Always verify current requirements directly with the department before beginning any project, as regulations and fees may have changed since this data was last verified.
Building Department
City of Reno Community Development Department — Building and Safety
(775) 334-2350
Visit WebsiteFrequently 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: Reno Municipal Code Title 18 — Land Development Code; Nevada AB 383 (2021). Last verified April 6, 2026. View source