Fernley building permits

Requirements

• Completed, signed residential building permit application with all contractor and sub-contractor information
• Two (2) sets of plans, all sheets stamped/dated/signed by design professional, contractor, or owner/builder (Owner/Builder Affidavit required if owner-builder permit)
• Site plan meeting the City of Fernley Building Site Plan Requirements Checklist (APN, north arrow, scale, 5-ft contour elevations, property lines/dimensions, easements/ROW, setbacks, utilities, stormwater drainage, flood hazard boundary if applicable)
• Architectural plan sheets: floor plan, roof plan, elevations, sectional building drawings, wall sections, exterior column sections, braced wall panels
• REScheck energy compliance report, signed/stamped by preparer
• Structural plan sheets: foundation design and details, brace/shear wall designs and anchorage to foundations, plus structural calculations
• Truss calculations and truss submittal verification letter
• Mechanical plans and system calculations per ACCA Manuals S, D, and J (engineered or stamped/signed by contractor)
• Electrical plans and electrical load calculations (engineered or stamped/signed)
• Plumbing plans (engineered or stamped/signed)
• Special inspections documentation if required (e.g., post-tension slabs require engineer's stamp/date/signature)
• Proof of water/sewer prepayment if applicable; Architectural Review Committee approval if in Desert Lakes or Miller Meadows subdivisions; proof of any approved zoning setback deviation
• Completed New Connection Form for water/sewer utilities; 'Request for Will Serve' application if new construction is not within an existing subdivision
• Design must meet City of Fernley/2024 NNICC climatic and geographic design criteria: Seismic Design Category D2, 120 mph basic wind speed (Special Wind Region), 18-inch minimum frost depth, 30 psf ground snow load per IBC Table 1608.2.1, Winter Design Temp 11 F

Required documents

• RequiredResidential Building Permit ApplicationCity of Fernley Building & Safety Division residential application (REV 05/2023), submitted via the SmartGov Community Portal
• RequiredResidential Submittal ChecklistChecklist of all required plan sheets, calculations, and supporting documents for new residential construction
• RequiredBuilding Site Plan Requirements ChecklistCity of Fernley checklist for site plan content (general info, project info, utilities, stormwater, critical areas) with a typical site plan example diagram
• RequiredNew Connection FormWater/sewer utility new-connection application, submitted with the building permit for new construction

Fee schedule

Requirements

• Building permit required for additions, remodels, and alterations affecting structural, fire, mechanical, electrical, or plumbing systems
• Work exempt from a building permit (IRC R105.2): one-story detached accessory structures (sheds) up to 200 sq ft; fences not over 7 ft; retaining walls not over 4 ft (unless supporting a surcharge); water tanks on grade up to 5,000 gallons; sidewalks/driveways; decks up to 200 sq ft that are not more than 30 in. above grade, unattached to the dwelling, and do not serve a required egress door
• Completed, signed residential building permit application with contractor/sub-contractor information, or the EZ Commercial/Residential application for smaller items (reroof, HVAC change-out, water heater, gas line, sewer/water line replacement, service change, stucco/siding, windows/doors)
• Site plan showing lot lines, setbacks, and existing/proposed structures for any addition that changes the building footprint
• Owner/Builder Affidavit required if filing as owner-builder (per NRS 624/NRS 278.573)

Required documents

• RequiredResidential Building Permit ApplicationFor additions/remodels affecting structure or major systems; submitted via SmartGov Community Portal
• OptionalBuilding Permit Application - EZ (Commercial and Residential)Over-the-counter application covering gas line, HVAC change-out, reroof, service change, sewer/water line replacement, stucco/siding, and window/door replacement for one- and two-family dwellings

Fee schedule

Requirements

• Electrical permit/tag required for installation, alteration, service change, or repair of hard-wired electrical systems
• Governed by the 2023 NEC as adopted by City of Fernley (Fernley Municipal Code Sec. 8.02.01) plus 2024 NNICC amendments
• Electrical work bundled into new construction is covered by the combined Residential/Commercial Building Permit Application; standalone tag work (utility service restoration, residential service under 400A) uses the Gas or Electric Tag Application
• Contractor must hold a current Nevada Contractor's License (NRS 624) and, where applicable, a City of Fernley business license

Required documents

• RequiredGas or Electric Tag ApplicationCity of Fernley Building Department handout/form for standalone electric tag, gas tag, or combined gas-and-electric tag inspections
• OptionalBuilding Permit Application - EZ (Commercial and Residential)Covers residential/commercial electrical service change (with existing/new amperage fields) as an over-the-counter permit

Fee schedule

Requirements

• Plumbing permit required for installation, alteration, or repair of plumbing systems, fixtures, water heaters, gas piping, or water/sewer service lines
• Governed by the 2024 Uniform Plumbing Code (UPC) as adopted by City of Fernley (Fernley Municipal Code Sec. 8.02.01) — not the International Plumbing Code
• New-construction plumbing bundled into the Residential/Commercial Building Permit Application; standalone water heater, water line, or sewer line replacement uses the EZ Over-the-Counter application
• Manometer/gas-line pressure testing required per adopted code for gas piping work

Required documents

• RequiredBuilding Permit Application - EZ (Commercial and Residential)Covers standalone water heater/boiler replacement, water line replacement, and sewer line replacement (private property only) as an over-the-counter permit
• OptionalResidential Building Permit ApplicationFor new-construction plumbing systems bundled with the overall building permit

Fee schedule

Requirements

• Mechanical permit required for installation or replacement of furnaces, air conditioners, mini-split/heat pump systems, and gas lines/fireplaces
• Governed by the 2024 IMC, 2024 UMC, and 2024 IFGC as adopted by City of Fernley (Fernley Municipal Code Sec. 8.02.01), plus 2024 NNICC amendments
• EZ application requires: type of install (oil-to-gas, oil-to-oil, gas-to-gas), unit size (K BTUs, tons, or amps for heat pump), and gas line length if applicable
• New-construction mechanical plans and system calculations must follow ACCA Manuals S, D, and J (engineered or stamped/signed by contractor) per the Residential Submittal Checklist

Required documents

• RequiredBuilding Permit Application - EZ (Commercial and Residential)Covers HVAC furnace/AC/mini-split-heat-pump installation or replacement, gas fireplace insert, and gas line work as an over-the-counter permit

Fee schedule

Requirements

• Building permit required for re-roofing; applicant specifies Tear Off or Overlay and roofing material (Asphalt, Metal, Tile, or Other) on the EZ application
• Roof assemblies must meet the City's adopted code (2024 IBC/IRC or 2018 IBC/IRC during the transition period) and 2024 NNICC design criteria: 30 lb/sq ft minimum ground snow load (per IBC Table 1608.2.1 for City of Fernley), 120 mph basic wind speed with Special Wind Region designation
• Ice barrier underlayment is NOT required by the City of Fernley design criteria (unlike several other Northern Nevada jurisdictions that require it above 5,300-5,500 ft elevation)
• Commercial re-roofing without alteration to openings may qualify for a valuation/permit-fee-only review (no plan review) per the City's fee schedule notes on similar OTC categories

Required documents

• RequiredBuilding Permit Application - EZ (Commercial and Residential)Over-the-counter reroof application specifying tear-off vs. overlay and roofing material type

Fee schedule

Requirements

• Dedicated Solar/EV Charging Station Building Permit Application required, specifying system location (ground or roof mount), number of modules, existing electrical service panel size, whether an electrical service upgrade/derate is needed, whether existing roof retrofit is required, and battery storage system status (new/existing/none)
• For EV chargers: charger location (interior/exterior), size of existing service panel, and whether an electrical service upgrade is needed
• Project valuation (cost of labor and materials) must be stated
• Owner/Builder Affidavit required if filing as owner-builder
• Design professional (architect/engineer) information required if plans are engineered
• Systems reviewed against City of Fernley design criteria for roof structural loading (30 lb/sq ft ground snow load, 120 mph wind speed) and the adopted NEC for electrical interconnection

Required documents

• RequiredBuilding Permit Application - Solar / EV Charging StationCity of Fernley Building & Safety Division dedicated solar/EV application (REV 08/2024), covering both residential photovoltaic and commercial EV charging installations

Fee schedule

Requirements

• Use the dedicated Solar/EV Charging Station Building Permit Application (REV 08/2024), selecting the EV Charger section
• Specify charger location (interior/exterior), size of existing electrical service panel, and whether an electrical service upgrade/derate is needed to support the charger
• Project valuation (cost of labor and materials) must be stated
• Owner/Builder Affidavit required if filing as owner-builder
• Reviewed against the adopted NEC for electrical interconnection; a main panel service upgrade/derate, if required, is evaluated as part of the same submittal

Required documents

• RequiredBuilding Permit Application - Solar / EV Charging StationCity of Fernley Building & Safety Division dedicated solar/EV application (REV 08/2024) — select the EV Charger section for a standalone charging-station project

Fee schedule

Requirements

• Demo Application required, identifying project/unit type (detached one- or two-family dwelling, townhouse, or accessory structure), building height, floor areas (living space, decks, porches, basement/storage, garage), and total structure area
• Valuation amount or contract amount must be provided (copy of contract required)
• Service connections must be disconnected and capped: water service turned off and sewer capped, gas service turned off and capped, electrical service de-energized — with sign-off from Owner, Public Works, NV Energy, and Southwest Gas (SWG)
• Asbestos Abatement Report required prior to demolition
• Construction documents and demolition schedule required, specifying on a plot plan all buildings to be demolished and dimensions from property lines
• Vacant lot must be filled and maintained to existing grade after demolition/removal; provisions required to prevent water accumulation or foundation damage to adjoining property
• Fire extinguisher and water supply (dust control/fire protection) required on job site during demolition; sanitary facilities and pedestrian protection required
• For structures affected by fire damage: floor plan showing areas to be demolished/repaired, itemized material replacement list, asbestos abatement report, fire extinguisher on site, and owner signature required
• Lead-based paint (LBP) debris from residential structures may be disposed of at a municipal or construction & demolition waste landfill per USEPA's 2003 rule; non-residential/commercial LBP debris is subject to state/federal hazardous waste determination requirements
• Owner-Builder permits pursuant to NRS 278.573 require a signed Owner-Builder Received Acknowledgement Form

Required documents

• RequiredDemo ApplicationCity of Fernley Building Division demolition permit application, including utility disconnection sign-off section and fire-damage supplement
• RequiredAsbestos Abatement ReportRequired for all demolitions prior to work commencing
• RequiredPlot Plan / Construction Documents and Demolition ScheduleShows all buildings to be demolished, dimensions from property lines, and dimensions to remaining structures

Fee schedule

Requirements

• Fences not over 7 feet (2,134 mm) high: EXEMPT from a building permit, both residential and commercial (adopted IRC/IBC Section 105.2, item 2)
• Fences over 7 feet high: a building permit IS required (not separately exempted by the code section published by the City)
• Retaining walls not over 4 feet (1,219 mm) in height, measured from the bottom of the footing to the top of the wall, and NOT supporting a surcharge: EXEMPT from a building permit (residential and commercial)
• Commercial retaining walls not over 4 feet are also exempt unless supporting a surcharge OR impounding Class I, II, or IIIA liquids (per the commercial exemption list, a stricter standard than residential)
• Retaining walls over 4 feet, or any wall supporting a surcharge regardless of height, require a building permit

Required documents

• RequiredBuilding Permit Application - EZ (Commercial and Residential) or Residential Building Permit ApplicationUsed for fences/retaining walls exceeding the exempt thresholds; no fence- or wall-specific dedicated application form was found on the City's Applications page

Fee schedule

Requirements

• Dedicated Sign Building Permit Application required for permanent or temporary free-standing, wall, directional, or construction signs — not the Residential, Commercial, or EZ application
• Two sets of plans required (maximum size 42 in. x 30 in., minimum 8.5 in. x 11 in.) unless plans are already on file under a City of Fernley Standard Plan No.
• Plan submittal must include a Site Plan (proposed sign and project address, existing signs, property lines with dimensions, streets, easements, setbacks, north arrow, drawn to scale), a Footing Plan (footing size, location, materials, reinforcing, and all embedded anchoring such as anchor bolts, hold-downs, and post bases), and Elevations (all views with dimensions, vertical dimensions and heights, pole type/size/thickness/materials)
• Electrical plans required for illuminated signs: disconnect location, size and number of circuits, and lamp type (incandescent, fluorescent, or neon) specified
• Application must specify sign height above grade, sign type (free-standing/wall/directional/construction/other), and whether the sign is permanent or temporary
• Plans, specifications, and calculations prepared by a licensed professional must be wet-stamped, signed, and dated per NRS 625.140 and 625.565; plans must be prepared by a Nevada State licensed engineer, architect, or contractor
• Contractor must hold a current Nevada Contractor's License (NRS 624) and a City of Fernley business license; separate building/general contractor and electrical contractor information required on the application if the sign is illuminated
• Permit becomes invalid if work does not commence within 180 days of issuance, or is suspended/abandoned for 180 days after work commences; a minimum of one inspection approval is required as evidence work commenced; permits are not transferable — any change in occupancy, operation, tenancy, contractor of record, or ownership requires a new permit

Required documents

• RequiredSign Building Permit ApplicationCity of Fernley Department of Building and Safety dedicated sign application (revised 7/25/2011), covering applicant/owner/parcel info, sign type, valuation, and design professional/contractor information
• RequiredRecommendations/Guidelines for Sign Plan Submittal (Sign Plan Submittal Checklist)City of Fernley checklist specifying minimum required drawings (site plan, footing plan, elevations, electrical) and plan preparation/revision standards for sign permits

Fee schedule

Requirements

• NLCFPD Plan Review Application (Fire and Life Safety) required for new construction, remodel, addition, or tenant improvement involving a fire sprinkler system, fire alarm system, or commercial hood/duct/automatic cooking extinguishing system
• City of Fernley will not approve a commercial building permit until the North Lyon County Fire Protection District Building Permit Authorization Form is returned completed, indicating whether fire plan review and/or fire inspection are required
• Sprinkler system shop drawings must conform to NFPA 13 (installation) and NFPA 25 (inspection/testing/maintenance); FDC, wall indicator valve (WIV), and/or post indicator valve (PIV) locations must be in an approved location; sprinkler risers must be in an approved location, accessible from the exterior of the building
• Fire alarm system plans and specifications must conform to NFPA 72
• Site plan must show existing fire hydrants within 400 feet of the building if unsprinklered, or 600 feet if sprinklered, plus dimensioned fire department access roadways and driveways
• Exit analysis and designated occupant load per floor/room required for all occupancy groups except Groups R-2, R-3 (as applicable under Section 101.2) and I-1
• Reviewed against the 2024 International Fire Code (with Appendices A, B, C, D, H), 2024 International Building Code, 2024 International Wildland-Urban Interface Code, and Northern Nevada Amendments to the 2024 IFC, per NLCFPD Ordinance 2025-01
• Plans/specs by a Nevada-registered architect (NRS 623) or engineer (NRS 625) must be wet-stamped, signed, and dated; a Nevada-licensed contractor (NRS 624) may prepare plans within their license discipline and must hold both a City of Fernley and State of Nevada business license
• A separate Hazardous Materials Permit (with its own fee under Section C of the NLCFPD fee schedule) is required in addition to this plan review if the end-user will use, store, or process hazardous materials
• Plan review fees must be paid in full before the City of Fernley will issue the associated building permit

Required documents

• RequiredPlan Review Application - Fire and Life SafetyNorth Lyon County Fire Protection District application (revised 1/2026) covering project information, building use/materials description, contractor/parcel/owner/architect-engineer info, and the fee worksheet
• RequiredNorth Lyon County Fire Protection District Building Permit Authorization FormCity of Fernley form that must be returned completed by NLCFPD before the City will approve the related commercial building permit; indicates whether fire plan review and/or fire inspection are required
• OptionalHazardous Materials PermitSeparate NLCFPD permit required in addition to the Plan Review Application if the end-user will use, store, or process hazardous materials

Fee schedule

Requirements

• Building Permit Application-Commercial (REV 05/2023 or later) used for a change of use, with the 'Change Of Use' box checked among the project-type options (alongside New Construction, Site Improvements, Remodel/Addition, Demolition, HVAC-Rooftop, New Tenant)
• Application requires stating the Building Code Year and Edition, Previous Occupancy, and Proposed Occupancy classification, plus Occupancy Classification and Use, Type of Construction, and square footage for each use/occupancy on the project
• Governed by the City's adopted 2024 International Existing Building Code (IEBC), Fernley Municipal Code Sec. 8.02.01, which contains the Change of Occupancy provisions (IEBC Chapter 10) applicable when a building's occupancy classification changes
• Commercial Plan Submittal Checklist requirements apply if the change of use is accompanied by any construction, alteration, electrical, plumbing, or mechanical work (e.g., a detailed code analysis, floor plan showing occupancy loads/egress, and a Fire Authorization Form)
• Existing/Proposed Fire Sprinkler System and Existing/Proposed Fire Alarm System fields on the Commercial application must be answered; adding or altering fire protection systems as part of the occupancy change requires a separate permit from the North Lyon County Fire Protection District (see the fire-sprinkler-alarm-permit entry)
• A change in occupancy, operation, tenancy, contractor of record, or ownership under an existing permit requires that a new permit be issued — an existing permit is not transferable to a new use

Required documents

• RequiredBuilding Permit Application - CommercialCity of Fernley Building & Safety Division commercial application (REV 05/2023), used for a change of use by checking the 'Change Of Use' project-type box and completing the Previous Occupancy/Proposed Occupancy fields
• OptionalCommercial Plan Submittal ChecklistRequired only if the change of use is accompanied by construction/alteration work; covers site plan, floor plan, code analysis, and MEP plan requirements
• OptionalFire Authorization FormRequired if fire sprinkler/alarm systems are affected by the occupancy change or if North Lyon County Fire Protection District plan review is otherwise triggered

Fee schedule

Requirements

• Only a properly licensed State of Nevada General Contractor or Nevada Registered Design Professional may apply for a commercial construction permit under Nevada law (NRS 624); owners, tenants, or employees of commercial buildings may NOT apply for permits nor perform construction on the building unless properly licensed, or the work is exempt under NRS 624.031 and IBC 105.2
• Any project involving more than 3 trades (e.g., structural, plumbing, electrical) must have a General Contractor in charge; a GC may not self-perform plumbing, electrical, refrigeration, HVAC, or fire protection without the specific NRS 624 license — properly licensed subcontractors are required for those trades
• Building Permit Application-Commercial (REV 05/2023) completed with: project type (New Construction / Site Improvements / Remodel-Addition / Demolition / HVAC-Rooftop / Change Of Use / New Tenant), trades in scope (structural/electrical/plumbing/mechanical), APN and address, tenant/business information and hours of operation, property owner, GC's Nevada Contractor's License and City business license, building code year and edition, previous and proposed occupancy, area of work and total building square footage, IBC construction type and occupancy classification per area, and project valuation (cost of construction labor and materials, with cost of site improvements stated separately)
• Additional Contractor Information page (REV 08/2024) listing architect, engineer, and electrical/mechanical/plumbing/stucco subcontractors with state license and City business license numbers
• Two (2) site plans, two (2) complete building sets, and a flash drive with PDF files; plans to scale in blue or black ink on clear unlined paper, minimum sheet size 18 x 24 inches; plans prepared and stamped/signed by a Nevada Licensed Design Professional or Nevada State Contractor
• Title sheet with code analysis, IBC occupancy type(s) and construction type, square footage of each occupancy group, plumbing fixture schedule, sheet index, vicinity map, APN, and preparer information
• Site plan showing all existing/proposed structures and ground-mounted equipment, utilities (with plan-and-profile sheets for water and wastewater), backflow devices, sewer laterals, domestic water meters and a separate irrigation meter, utility abandonments, easements, setbacks, ADA accessibility (parking, routes of travel, signage, ramps, detectable warnings, slopes), temporary and permanent erosion control, stand-alone retaining walls, and impervious-surface coverage percentage
• Grading and drainage plans (existing contours extending 100 feet beyond the property boundary; drainage must not directly impact neighboring sites) plus a Drainage Report prepared and stamped by a Nevada Licensed Professional Engineer per the Public Works Design Standards and Development Code
• Fully dimensioned floor plan with detailed code analysis and egress plan; architectural plans; elevations of all four sides; cross sections; electrical plans (one-line diagram, panel schedules, load calculations, emergency lighting photometrics, grounding/bonding); mechanical plans (equipment schedules, duct layout and sizing, kitchen hood details, makeup air and combustion air calculations, Manuals S/D/J); plumbing plans (minimum fixture calculations, fixture schedule with flow rates, waste/vent and water/sewer/gas sizing calculations, grease trap/interceptor plans)
• Energy conservation compliance per the adopted IECC: a passing DOE COMcheck report signed by the design professional
• Structural package: fully dimensioned foundation plan, floor and roof framing plans, structural details/notes, two (2) digitally stamped/signed sets of structural engineering calculations, two (2) wet-stamped truss calculation sets with an Engineer of Record letter of compliance, and two (2) stamped geotechnical report sets where required
• Fire Authorization Form; new or modified fire sprinkler and fire alarm systems require separate permits (disclosed as existing/proposed on the application)
• Special Inspection Agreement form completed and submitted for any special inspections required per IBC 1704
• Planning conditions of approval; ERC Application with existing and proposed water and sewer demand calculations; parking calculation (required vs. proposed spaces); landscaping plans; New Connection Forms (one for the building, one for irrigation); and the Engineering Department Review Criteria Form — grading over 50 cubic yards, service connections to City water/sewer infrastructure, or work in City right-of-way each trigger a separate engineering permit
• State Health Permit required for food-handling occupancies (Nevada EHS, (775) 684-5280); grease or sand/oil interceptor status and gallons declared on the application
• Design must meet the City of Fernley/2024 NNICC climatic and geographic criteria: Seismic Design Category D2, 120 mph basic wind speed (Special Wind Region), 18-inch minimum frost depth, ground snow load per IBC Table 1608.2.1

Required documents

• RequiredBuilding Permit Application-CommercialCity of Fernley Building & Safety Division commercial application (REV 05/2023) with project-type checkboxes including New Tenant (tenant improvement), Remodel/Addition, HVAC-Rooftop, Site Improvements, Demolition, and Change Of Use, plus the Additional Contractor Information page (REV 08/2024)
• RequiredCommercial Plan Submittal ChecklistCompleted and signed checklist that MUST accompany the building permit application; incomplete submittals are not accepted
• RequiredEngineering Department Review Criteria FormYes/no form identifying drainage, grading, driveway, water/sewer facility, and right-of-way work; asterisked items (grading over 50 cu yd, connections to City mains, ROW work) require a separate engineering permit
• RequiredFire Authorization FormFire review authorization listed on the Commercial Plan Submittal Checklist; new or altered fire sprinkler/alarm systems additionally require their own separate permits
• OptionalSpecial Inspection AgreementRequired whenever the project involves special inspections per IBC 1704
• OptionalERC Application and New Connection FormsERC Application with existing/proposed water and sewer demand calculations; New Connection Forms (one building, one irrigation) where new utility connections are proposed

Fee schedule