ADU Rules in Reno, NV (2026)
ADU rules, permit requirements, size limits, and fees for Reno, NV. Source-cited from official municipal code.
Yes, ADUs are allowed in Reno, NV.
Reno, NV permits accessory dwelling units (ADUs) on residential properties. ADUs — also called granny flats, in-law units, backyard cottages, or secondary suites — are secondary housing units on a single-family or multifamily lot. State and local law actively preempts local restrictions, making ADU approval a streamlined ministerial process. In Reno, the City of Reno Community Development Department — Building and Safety handles ADU permit applications. Below you will find the current size limits, setbacks, fees, and timeline for building an ADU in Reno.
ADU Size Limits
ADU Size Limits in Reno: Detached ADU: up to 1200 sq ft (max height: 18 feet). Attached ADU: Up to 50% of primary dwelling floor area. Reno Municipal Code Title 18. Detached ADUs limited to 1,200 sqft or 50% of primary dwelling floor area, whichever is less per Nevada AB 383 guidance. Nevada does not use the JADU concept from California law. Attached ADUs follow zone standards.
| Type | Max Size | Max Height |
|---|---|---|
| Detached ADU | 1200 sq ft | 18 feet |
| Attached ADU | Up to 50% of primary dwelling floor area | Per zone height limit |
Permit Fees
ADU Permit Fees in Reno: Plan check fee: $150–$800. Building permit fee: Based on construction value — typically $500–$2,500. Impact fees: Varies — Reno charges utility connection and development fees. School fees: None or N/A. Total estimated permit cost: $1,000–$5,000 total fees. Nevada AB 383 prevents fee structures that effectively prohibit ADU construction. Contact Reno Community Development for current fee schedule. Truckee Meadows Water Authority connection fees for new utility services.
| Fee Type | Amount |
|---|---|
| Plan Check | $150–$800 |
| Building Permit | Based on construction value — typically $500–$2,500 |
| Impact Fees | Varies — Reno charges utility connection and development fees |
| School Fees | None |
| Total Estimate | $1,000–$5,000 total fees |
Permit Timeline
Reno ADU Permit 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. Apply through the City of Reno Community Development Department — Building and Safety online permit portal. Phone: (775) 334-2350.
Setback Requirements
ADU Setback Requirements in Reno: Front setback: follows zone standard. Side setback: 3 feet. Rear setback: 5 feet. Reno detached ADUs require minimum 5 ft rear setback and 3 ft side setback per Nevada AB 383 minimums as adopted in local code. Corner lots may have additional setback requirements. Reno Municipal Code Title 18 — Supplemental Regulations.
Parking Requirements
Parking Requirements: No additional parking required for ADUs within one-half mile of a fixed transit stop per Nevada AB 383. 1 space per ADU otherwise. Reno Regional Transportation Commission (RTC) Ride bus routes serve much of Reno — verify proximity to fixed transit stops.
Restrictions & Requirements
- ADU must be on same lot as primary residence
- ADU cannot be sold separately from the primary lot
- Must comply with Reno Land Development Code setback and coverage standards
- Nevada AB 383 limits the ability to impose restrictions that effectively prohibit ADU construction
- Flood zone regulations may affect ADU siting near Truckee River and other waterways
How Many ADUs Are Allowed?
Number of ADUs Allowed in Reno: Single-family lots: 1 ADU per single-family lot per Nevada AB 383 minimum. Multifamily properties: Subject to zone density provisions. Nevada AB 383 establishes the minimum of 1 ADU per single-family lot. Reno's code complies with this minimum.
Single-Family Lots
1 ADU per single-family lot per Nevada AB 383 minimum
Multifamily Properties
Subject to zone density provisions
State Law & Preemption
State Preemption: Nevada AB 383 (2021) requires cities with populations over 25,000 (including Reno) to allow ADUs by-right in single-family residential zones. Ministerial approval only — no discretionary review, variance, or special use permit. ADU permitting must be processed within 45 days of a complete application. Nevada does not use the California JADU concept.
Historic District Considerations
Historic District Requirements: Reno has 2 historic districts where additional design review may be required for ADU construction. Design review approval is required before obtaining a building permit for properties in historic overlay zones. Reno has a Downtown Historic District and the Newlands Heights neighborhood historic district. Historic Reno includes significant Virginia City-era and early 20th century architecture. The Reno Historic Resources Commission reviews exterior changes to designated properties. Note: most of Reno's historic gaming district has been demolished — the city has a complex relationship with historic preservation given its rapid redevelopment. Look up historic district boundaries at: https://reno.gov/government/departments/community-development-department
Frequently Asked Questions
Can I build an ADU in Reno?
Yes. Reno, NV allows accessory dwelling units. On a single-family lot you can build 1 ADU per single-family lot per Nevada AB 383 minimum.
How big can an ADU be in Reno?
The maximum size for a detached ADU in Reno is 1,200 square feet.
How long does it take to get an ADU permit in Reno?
The typical ADU permit timeline in Reno is 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.. Total estimated permit fees are $1,000–$5,000 total fees.
Do I need extra parking for an ADU in Reno?
No, Reno does not require additional parking for ADUs.
Do I have to live on-site to have an ADU in Reno?
No, owner-occupancy is not required for ADUs in Reno.
Source: Reno Municipal Code Title 18 — Land Development Code; Nevada AB 383 (2021). Last verified April 6, 2026. View source