Fernley building permits
VerifiedDepartment contacts, adopted codes, permit types, fees, and gotchas for Fernley, Nevada.
Last verified 2026-07-03 · Source · Embed this page’s badge · Version history
Building department
- Address
- 595 Silver Lace Blvd, Fernley, NV 89408
- Phone
- (775) 784-9900
- Office hours
- Monday-Friday 8:00 a.m.-5:00 p.m.; permit submittal counter closes at 4:00 p.m. daily; closed all observed holidays. Inspection requests must be received by phone (775-784-9829/775-784-9900) by 4:00 p.m. the business day before the requested inspection date.
- Website
- Official site
- Permit portal
- Apply online at Fernley's portal
Inspection guide
See how inspections work in Fernley — sequence, scheduling & re-inspection fees.
Codes adopted
Nevada does not mandate a single statewide building code edition. Under NRS 278.580, the governing body of each city or county may adopt its own building code, specifying design, soundness, and materials of structures, together with rules and ordinances for enforcement — a home-rule framework in which each jurisdiction selects and amends its code independently. There is no state-mandated IBC or IRC edition. The one statewide floor is for energy: under NRS 701.220, the Governor's Office of Energy (GOE) is required to adopt the most recently published edition of the International Energy Conservation Code (IECC) on a triennial basis. Upon adoption by GOE, local governments must incorporate that edition as the minimum energy standard and may adopt higher or more stringent requirements. GOE adopted the 2024 IECC, effective August 18, 2024, pursuant to NAC 701.185. Because building code editions, local amendments, and energy code effective dates vary by jurisdiction across Nevada, always confirm the current adopted edition and any local amendments with your specific city or county before submitting plans.
- Nevada is a home-rule state for building codes with a mandatory statewide energy floor only: NRS 701.220 requires local governments that adopt or amend a building code to include, at minimum, the energy conservation provisions of the 2021 International Energy Conservation Code (IECC) or an equivalent code adopted by the state Director of Business and Industry. There is no single statewide building-code edition — each Nevada city/county adopts and amends its own codes. Confirm your city's edition before assuming any other Nevada jurisdiction's codes apply. Source: Nevada Revised Statutes 701.220 (Energy conservation standards).
- City of Fernley is a self-administering jurisdiction: pursuant to NRS 244.105/268.012, the City of Fernley Building Division (part of Community & Economic Development) independently adopts codes and issues building, electrical, plumbing, and mechanical permits within Fernley city limits. Fernley does NOT route building permitting to Lyon County; the City runs its own Building Division at 595 Silver Lace Blvd. Source: City of Fernley Municipal Code Title 8, Chapter 2, Sec. 8.02.01; City of Fernley Building Department page, cityoffernley.org/74/Building-Department
- 2024 International Building Code (IBC) — adopted by City of Fernley per Fernley Municipal Code Title 8, Chapter 2, Sec. 8.02.01, effective per Ordinance adopted June 18, 2025
- 2024 International Residential Code (IRC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 International Mechanical Code (IMC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 International Fire Code (IFC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 International Property Maintenance Code (IPMC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2023 National Electrical Code (NEC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01 (electrical edition is one cycle behind the other 2024 codes)
- 2024 International Fuel Gas Code (IFGC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 International Energy Conservation Code (IECC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01; satisfies and exceeds the NRS 701.220 statewide energy floor
- 2024 International Existing Building Code (IEBC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 Uniform Mechanical Code (UMC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01
- 2024 Uniform Plumbing Code (UPC) — adopted by City of Fernley, Fernley Municipal Code Sec. 8.02.01 (Nevada jurisdictions in this region use the Uniform Plumbing Code, not the International Plumbing Code)
- 2024 Northern Nevada Amendments by the Northern Nevada Chapter of the International Code Council (NNICC) — regional amendments adopted by City of Fernley alongside the 2024 codes; final document dated 2/20/2025. Source: City of Fernley Building Codes page and 2024 NNICC Code Amendments Final PDF
- Transition period: as of the City's Building Codes page (current as of this review), contractors, developers, and owner-builders may submit plans under EITHER the 2018 codes or the newly adopted 2024 codes; as of January 1, 2026, all new plan submissions must comply with the 2024 codes. Source: City of Fernley Building Codes page, cityoffernley.org/76/Building-Codes
- Prior codes (superseded, still valid for permits filed before the 2024-code mandatory date): 2018 IBC (with appendices C, E, H, I), 2018 IRC (with appendices A, B, C, G, H, Q), 2018 IMC, 2018 IPC, 2018 IFC (with appendices B, C, D), 2018 IPMC, 2017 NEC, 2018 IFGC, 2018 IECC, 2018 IEBC, 2018 International Swimming Pool & Spa Code, 2018 UPC, 2018 UMC, and 2018 Northern Nevada Amendments — per Fernley Municipal Code Sec. 8.02.01 and the City's 'Design Criteria 2018 Codes' handout
Permit types & fees
Residential Building Permit (New Construction / Single- and Two-Family Dwellings)
Required for new construction of single-family homes, duplexes, townhouses, and manufactured/modular homes in Fernley. Combined building/electrical/plumbing/mechanical permit reviewed against the City of Fernley's adopted codes (2024 IBC/IRC/IMC/IFGC/IECC/UPC/UMC with 2023 NEC, plus 2024 NNICC amendments; 2018-code submittals still accepted until January 1, 2026). Applications are processed through the SmartGov Community Portal.
Residential Addition / Remodel / Repair Permit
Required for additions, remodels, alterations, and repairs to existing one- and two-family dwellings in Fernley that are not exempt under adopted IRC Section R105.2 (e.g., exceed the exempt shed/deck/fence/retaining-wall thresholds). Reviewed against the City's adopted codes; combined building/electrical/plumbing/mechanical permit via the Residential Permit Application or the EZ Over-the-Counter application for smaller scope items.
Electrical Permit (Tag / Service Change / New Installation)
Required for electrical installation, alteration, service change, or repair work in Fernley, governed by the 2023 National Electrical Code (NEC) as adopted by the City of Fernley. Small-scope electrical work (service change, tag inspection) uses the Gas or Electric Tag Application or the EZ application; new-construction electrical is included in the combined Residential/Commercial Building Permit Application.
Plumbing Permit
Required for plumbing installation, alteration, or repair work in Fernley, governed by the 2024 Uniform Plumbing Code (UPC) as adopted by the City of Fernley. New-construction plumbing is included in the combined Residential/Commercial Building Permit Application; standalone items (water heater, water/sewer line replacement) use the EZ Over-the-Counter application.
Mechanical / HVAC Permit
Required for heating, ventilation, and air conditioning installation, replacement, or alteration in Fernley, governed by the 2024 International Mechanical Code (IMC), 2024 Uniform Mechanical Code (UMC), and 2024 International Fuel Gas Code (IFGC) as adopted by the City of Fernley. Standalone HVAC change-outs use the EZ Over-the-Counter application; new-construction mechanical work is bundled into the Residential/Commercial Building Permit Application.
Re-Roofing Permit
Required for residential and commercial re-roofing (tear-off or overlay) in Fernley. Submitted via the EZ Over-the-Counter application, reviewed against the City's adopted building code roofing provisions and 2024 NNICC design criteria for snow/wind loading.
Solar Photovoltaic (PV) / EV Charging Station Permit
Required for installation of rooftop or ground-mounted solar photovoltaic systems and electric vehicle charging stations on properties in Fernley. Dedicated Solar/EV Charging Station application distinct from the general building permit, covering both residential (one- and two-family) and commercial projects.
EV Charger / Electric Vehicle Charging Station Permit
Required for installation of electric vehicle charging stations in Fernley. The City uses the same dedicated 'Building Permit Application - Solar / EV Charging Station' form (REV 08/2024) used for solar PV — see the solar-pv-permit entry — but this entry documents the EV-specific submittal fields and process distinctly, since EV charger installation is its own selectable section on that application.
Demolition Permit
Required for demolition of any building or structure within Fernley city limits, including detached one- or two-family dwellings, townhouses, and accessory structures. Governed by the City's Demo Application requirements, including utility disconnection, asbestos abatement documentation, and site restoration.
Fence and Retaining Wall Permit
Fences and retaining walls in Fernley are exempt from a building permit below specific height thresholds under the adopted IRC/IBC Section 105.2 (R105.2 residential); a building permit is required only above those thresholds.
Sign Building Permit
Required for installation of most permanent or temporary signs (free-standing, wall, directional, or construction signs) in Fernley. Uses a dedicated Sign Building Permit Application, distinct from the Residential, Commercial, and EZ Over-the-Counter applications, reviewed against the City's adopted building code and Title 32, Chapter 32.10 (Signs) of the Fernley Municipal Code.
Fire Sprinkler & Fire Alarm System Permit (North Lyon County Fire Protection District)
Required for installation of automatic fire sprinkler systems, fire alarm systems, and commercial hood/duct/automatic cooking extinguishing systems within Fernley city limits. Unlike other Fernley building permits, this permit is reviewed and issued by the North Lyon County Fire Protection District (NLCFPD) — an independent fire district, not a City of Fernley department — using NLCFPD's own Plan Review Application (Fire and Life Safety) and fee schedule. On the City's Building Permit Application-Commercial, both 'Proposed Fire Sprinkler System' and 'Proposed Fire Alarm System' are flagged '*separate permit required,' and the City will not approve a commercial building permit until NLCFPD returns a completed Building Permit Authorization Form.
Change of Use / Change of Occupancy Permit
Fernley does not have a standalone 'change of use' application. A change of use or occupancy classification for an existing commercial building or tenant space is filed on the same Building Permit Application-Commercial used for new construction, remodels, and tenant improvements, by checking 'Change Of Use' as the project type and stating the Previous Occupancy and Proposed Occupancy classifications. It is reviewed against the City's adopted 2024 International Existing Building Code (IEBC) — whose Chapter 10 governs Change of Occupancy — alongside the standard IBC occupancy/construction-type requirements.
Commercial Building Permit (New Construction / Additions / Tenant Improvements)
Required for commercial, industrial, and multi-family building work in Fernley: new construction, site improvements, remodels/additions, rooftop HVAC replacement, change of use, and tenant improvements ('New Tenant'). One combined permit covering structural, electrical, plumbing, and mechanical scopes, filed on the Building Permit Application-Commercial (REV 05/2023) with the signed Commercial Plan Submittal Checklist, and reviewed against the City's adopted codes (2024 IBC/IMC/IFC/IFGC/IECC/IEBC, 2024 UPC/UMC, 2023 NEC, plus 2024 NNICC amendments — mandatory for all new submittals since January 1, 2026). Fernley publishes NO separate tenant-improvement permit: a TI is the same commercial building permit with the 'New Tenant' project-type box checked, billed on the same valuation-based fee schedule (the only TI-specific published fee line is a $300 Engineering Tenant Improvement Plan Review in Resolution 20-009, Exhibit B).
New residential construction activity
New privately-owned residential construction onlyHousing units authorized by building permits for new privately-owned residential construction — this is not total permit volume (no commercial permits or remodels).
- Latest month (2026-05)
- 34units
6 buildings · $6.2M valuation
- Trailing 12 months
- 199units
11 of 12 months reported · #12 in Nevada coverage by units
- Year to date (2026 YTD through 2026-05)
- 52units
24 buildings · $13.5M valuation
5 month(s) reported to Census
- Full year 2025
- 303units
165 buildings · $97M valuation
Source: U.S. Census Bureau, Building Permits Survey (BPS), 2026-05 vintage. Census survey data — separate from the permit-requirements verification above. All Nevada building activity
Tips & gotchas
- The City of Fernley SELF-ADMINISTERS building permitting — it does not route permits to Lyon County. The City Building Division (595 Silver Lace Blvd) independently adopts codes and issues all building, electrical, plumbing, and mechanical permits within Fernley city limits, per Fernley Municipal Code Title 8, Chapter 2, Sec. 8.02.01.
- Nevada has no statewide building code edition — each city/county adopts its own. Nevada's only statewide mandate is the energy floor under NRS 701.220 (minimum 2021 IECC or equivalent). Always confirm the specific adopted edition for the jurisdiction in question; do not assume Fernley's codes apply elsewhere in Nevada.
- Fernley adopted the 2024 IBC/IRC/IMC/IFC/IPMC/IFGC/IECC/IEBC, 2024 UMC, 2024 UPC, 2023 NEC, and 2024 Northern Nevada Amendments (NNICC) on June 18, 2025. A transition period allows submittals under either the 2018 or 2024 codes; as of January 1, 2026, all new plan submissions must comply with the 2024 codes.
- City of Fernley's own climatic/geographic design criteria (per the 2024 NNICC regional table, City of Fernley row, distinct from the generic Lyon County row): Ground Snow Load per IBC Table 1608.2.1 (30 lb/sq ft per the City's design criteria handout), Basic Wind Speed 120 mph (Special Wind Region), Seismic Design Category D2, 18-inch minimum frost depth, Winter Design Temp 11 F, No ice barrier underlayment required, Air Freezing Index 594, Mean Annual Temperature 49.4 F. Note: the City's own 2018-era 'Design Criteria' handout lists Seismic Design Category D1, which conflicts with the D2 shown in the newer 2024 NNICC table's 'City of Fernley' row — confirm current seismic category with the Building Division given this discrepancy between sources.
- No dedicated review-timeline-in-days figure (e.g., '10 business days') was found published by the City for any permit type. The City's own 'Customer Guide to the Building Permit Process' states applications are reviewed 'on a first-come, first-served basis' and does not commit to a specific number of days; permits are valid 180 days from issuance to begin work.
- No dedicated Accessory Dwelling Unit (ADU) permit type, application, or fee line was found on the City of Fernley Building Division site. ADU/tiny-home construction is understood to fall under the standard Residential Building Permit (Appendix Q of the adopted IRC governs tiny houses), but a distinct, separately verified ADU permit record was not published by the Building Division as of this review.
- Fences 7 feet and under, and retaining walls 4 feet and under (not supporting a surcharge), do NOT require a building permit at all — a much more permissive threshold than many other jurisdictions.
- Plan Review Fee is a flat additional 65% of the determined Building Permit Fee (not a sliding scale), payable at the time of application, per Resolution 20-009, Exhibit A.
- Revisions to an already-issued permit cost a minimum of $98.00 plus hourly review time for the changes; a Third Plan Review (2nd revision resubmittal) is billed at $98/hour or quarter-hour fraction.
- Inspections must be requested by phone by 4:00 p.m. the business day before the desired inspection date; the City does not offer same-day inspection requests.
- The Solar/EV Charging Station permit uses its own dedicated application form (REV 08/2024), distinct from the general building permit application — it is not folded into the EZ Over-the-Counter form.
- Small-scope residential/commercial permits (reroof, HVAC change-out, water heater, gas/electric tag, service change, stucco/siding, window/door replacement, sewer/water line replacement) can be filed on the single combined 'EZ' Over-the-Counter application rather than the full Residential or Commercial Building Permit Application.