Residential Building Permit (New Construction / Single- and Two-Family Dwellings) in Fernley, Nevada
VerifiedRequired 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.
Verified 2026-07-03 · Source
When you need this permit
- 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
- Required
Residential Building Permit Application
City of Fernley Building & Safety Division residential application (REV 05/2023), submitted via the SmartGov Community Portal
- Required
Residential Submittal Checklist
Checklist of all required plan sheets, calculations, and supporting documents for new residential construction
- Required
Building Site Plan Requirements Checklist
City of Fernley checklist for site plan content (general info, project info, utilities, stormwater, critical areas) with a typical site plan example diagram
- Required
New Connection Form
Water/sewer utility new-connection application, submitted with the building permit for new construction
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Residential/Commercial/Industrial/Miscellaneous construction not separately scheduled | Based on the current ICC Building Valuation Data (BVD) tables and/or written contract value (whichever is higher), applied to the City of Fernley Building Permit Fee Schedule (BPFS) | City of Fernley Resolution 20-009, Exhibit A; Building Official sets valuation if a project cannot be valued by the standard table |
| Plan Review Fee | Additional 65% of the determined Building Permit Fee | City of Fernley Resolution 20-009, Exhibit A; due at time of permit application |
| Manufactured/Modular Home Permit | $500 | City of Fernley Resolution 20-009, Exhibit A |
| Residential Foundation-Only Permit Application | $250 | City of Fernley Resolution 20-009, Exhibit A |
| Temporary Certificate of Occupancy | $200 | City of Fernley Resolution 20-009, Exhibit A |
| Third Plan Review (2nd revision resubmittal) | $98.00 per hour or quarter-hour fraction thereof | City of Fernley Resolution 20-009, Exhibit A, Note 2 |
| Permit Processing Fee (new construction, additions, repairs, TIs) | $25 | City of Fernley Resolution 20-009, Exhibit A |
Review timeline
Not published
Fernley does not publish a plan-review timeline — contact the building department for current turnaround.
Inspection process
- 1
Foundation
Footing, stem wall, and under-slab inspection required prior to placing concrete
- 2
Underfloor
Required prior to installing plywood subfloor
- 3
Utilities (Trench)
All trenches behind electrical and gas meters; testing of new lines
- 4
Roof-Framing
Required prior to covering the roof
- 5
Shear Nailing
Wall sheathing nailing including required structural hold-downs
- 6
Stucco/Veneer Lath
Lath inspection prior to applying stucco or veneer finish
- 7
Rough Frame / Electric / Plumbing / HVAC
Combined rough inspection including leak tests; building must be weathered-in (roofing and door/window weather protection complete)
- 8
Insulation
Building insulation, thermal wrap, ductwork leak test, and related energy-code certifications of compliance
- 9
Wallboard / Shower Pan
Wallboard nailing inspection and shower pan inspection
- 10
Final Utilities
Heat and permanent power release inspections
- 11
Final / Certificate of Occupancy
All permitted work complete; Building & Safety Division issues final approval and, if required, a Certificate of Occupancy and utility releases
Tips
- Apply and track permit status through the SmartGov Community Portal at ci-fernley-nv.smartgovcommunity.com/Public/Home.
- The City accepts plans under either the 2018 codes or the newly adopted 2024 codes during the transition period; as of January 1, 2026, all new submissions must comply with the 2024 codes.
- Permits are void if work does not begin within 180 days of issuance; once started, work must continue without abandonment.
- Inspections must be requested by phone by 4:00 p.m. the business day before the desired inspection date.
- Review is first-come, first-served — the City does not expedite based on project size.
Frequently asked questions
- Does the City of Fernley or Lyon County issue building permits for property within Fernley city limits?
- The City of Fernley self-administers its own Building Division and issues all building, electrical, plumbing, and mechanical permits within Fernley city limits — it does not route permitting to Lyon County. Source: City of Fernley Municipal Code Title 8, Chapter 2, Sec. 8.02.01.
- What is the plan review fee in Fernley?
- Plan review is an additional 65% of the determined Building Permit Fee, due at the time of application, per City of Fernley Resolution 20-009, Exhibit A.
Sources & verification
Verified against official sources. Last reviewed 2026-07-03.
- City of Fernley Building Division (Building & Safety Division) — official building department
- Residential Building Permit Application (PDF) | City of Fernley
- New Construction Single Family Dwelling Packet (PDF) | City of Fernley
- Resolution 20-009, Building Permit & Development Services Fee Schedule (PDF) | City of Fernley
- A Customer Guide to the Building Permit Process (PDF) | City of Fernley
- Basic Inspection Requirements (PDF) | City of Fernley
- Building Codes | City of Fernley
- Building Department | City of Fernley
- SmartGov Community Portal | City of Fernley
Fees, timelines, and adopted codes are researched from each jurisdiction's published records — see how we verify. Requirements change and vary by project, so always confirm the current details with the Fernley building department before you submit. PermitBase is an independent reference and is not affiliated with any government agency.
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