Reno building permit requirements
City of Reno Development Services — Building and Safety Division
Verified 2026-06-30 · Source
Department information
- Address
- 1 E. 1st Street, Reno, NV 89505
- Phone
- (775) 334-2063
- permits@reno.gov
- Office hours
- Mon–Fri (contact department for current hours)
- Website
- Official site
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.
Permit types
Residential Building Permit (New Construction)
Required for all new single-family dwellings, duplexes, townhouses, and other one- and two-family residential construction in Reno. Covers structural construction, framing, envelope, and all associated systems. Governed by the 2024 IRC with 2024 NNICC Amendments.
Residential Addition / Remodel Permit
Required for additions, structural alterations, remodels, basement finishes, attached garage conversions, room additions, and other significant alterations to existing one- and two-family dwellings in Reno. Governed by the 2024 IRC with 2024 NNICC Amendments.
Electrical Permit
Required for electrical installations, alterations, and service changes in Reno. Governed by the 2023 NEC with 2024 Northern Nevada ICC Amendments. Electricians must hold Reno journeyman cards; licensed electrical contractor or journeyman must be on site for all inspections.
Plumbing Permit
Required for plumbing installations, alterations, and repairs in Reno. Governed by the 2024 Uniform Plumbing Code (UPC) — NOT the International Plumbing Code — with 2024 Northern Nevada ICC Amendments. Plumbers must hold Reno journeyman cards.
Mechanical / HVAC Permit
Required for heating, cooling, ventilation, and fuel gas installations in Reno. Residential single-family uses the 2024 Uniform Mechanical Code (UMC); commercial/multi-family uses the 2024 IMC. Covers furnaces, A/C, heat pumps, ductwork, gas fireplaces, and related equipment.
Roofing Permit (Reroof)
Required for roof replacement (tear-off and reroof) on residential and commercial buildings in Reno. Reroofing is an EZ permit for residential; valuation-based for commercial. Reno's Northern Nevada climate requires awareness of snow load requirements and proper underlayment.
Solar PV Permit
Required for installation of rooftop or ground-mounted solar photovoltaic systems on residential and commercial properties in Reno. Processed as a valuation-based permit (Solar PV Systems) requiring plans including structural calculations, electrical design, and equipment specifications.
Accessory Dwelling Unit (ADU) Permit
Required for construction of a new ADU on a residential property in Reno. Reno has adopted an ADU ordinance (Reno Municipal Code Section 18.02 / ADU standards). As of July 1, 2026, NRS 278.257 mandates that Reno (population ≥60k) authorize ADUs and prohibit ordinance restrictions that prevent rental use.
Demolition Permit
Required for demolition of structures in Reno. Requires a demolition bond of $2,500. A Demolition Checklist and Bond Agreement form must be submitted with the application.
Commercial Tenant Improvement Permit
Required for interior remodels, additions, and tenant improvements in commercial, multi-family, apartment, and condo buildings in Reno. Governed by the 2024 IBC with 2024 NNICC Amendments. Valuation-based permit requiring full plan set and plan review.
Swimming Pool and Spa Permit
Required for construction of residential and commercial swimming pools, in-ground spas, and above-ground spas in Reno. Pools are valuation-based permits requiring full plan submittal including structural, electrical, gas, and barrier/fencing details. Prefabricated hot tubs/spas are flat-rate permits.
Block / Screen Wall and Fence Permit
Required for construction of fences and walls (including block walls, screen walls, retaining walls, and rockery walls) in Reno. Governed by Reno Municipal Code Section 18.04.809 (General Standards for Fences and Walls). Residential fences ≤6 ft are typically flat-rate permits; larger or complex walls may be flat-rate or valuation-based.
Tips & gotchas
- Reno uses the 2024 Uniform Plumbing Code (UPC) and 2024 Uniform Mechanical Code (UMC) — NOT the International Plumbing Code or IMC for residential. This is a critical difference from many other states.
- Reno is in a Special Wind Region: minimum basic design wind speed = 120 mph Vult (93 mph Vasd) for residential (Risk Cat II/IRC). This is higher than ASCE 7 default map values and must be stated in structural calculations.
- Seismic Design Category D2 applies to Reno — structures must be designed for significant seismic loads. This is higher than many western U.S. cities at lower elevation.
- Frost line depth is 24 inches — all footings must extend below this depth.
- Ground snow loads are elevation-dependent per NNICC Table 1608.2.1; minimum roof snow load = 29 psf. Do not use Southern Nevada (Las Vegas area) snow load values — those are zero or near-zero.
- Ice barrier underlayment is NOT required below 5,500 ft elevation (Reno valley floor ~4,400–4,500 ft qualifies); however, proper underlayment per 2024 IRC is still required.
- Journeyman cards are required for electrical and plumbing tradespeople working in Reno. A licensed electrical contractor (license holder) or journeyman electrician must be on site for all electrical inspections per Reno Ordinance No. 6400.
- Gas piping requires a manometer test (11–15 inches water column for 15 minutes) per 2024 NNICC amendments for Reno, Sparks, and Washoe County. Manometer tester card required.
- All building permit applications are submitted electronically via ONE Regional portal (onenv.us) — shared with Sparks, Washoe County, and Douglas County.
- Reno codes effective July 1, 2025: 2024 IBC, IRC, IECC, IFGC, IMC, UPC, UMC, and 2023 NEC. Applications submitted before January 1, 2026 could use either 2018 or 2024 codes; after January 1, 2026, only 2024 editions accepted.
- City of Reno Department address: 1 E. 1st Street, Reno, NV 89505 (confirmed from ADU Guide and permit documents).
- Do NOT use Clark County, Las Vegas, Henderson, or Southern Nevada code values (wind, snow, seismic) for Reno — they are entirely different climate and seismic zones.
Sources & verification
Verified against official sources. Last reviewed 2026-06-30.
- City of Reno Development Services — Building and Safety Division — official building department
- City of Reno Building Permits — Development Services
- City of Reno FY27 All Permit Fees (combined document)
- City of Reno FY27 Flat Rate Permit Fee Schedule (eff. Jul 1, 2026)
- City of Reno FY27 Valuation Based Permit Fee Schedule (eff. Jul 1, 2026)
- City of Reno FY27 EZ Permits, Misc/Admin Fee Schedule (eff. Jul 1, 2026)
- City of Reno FY26-27 Building Valuation Table (ICC)
- City of Reno FY26-27 Citywide Fee Schedule
- 2024 Northern Nevada Code Amendments (NNICC, published Feb 20, 2025)
- City of Reno Building Permit Types (Jun 1, 2026)
- City of Reno ADU Guide (revised Oct 13, 2025)
- NRS 278.257 — Statewide ADU mandate (eff. July 1, 2026)
- ONE Regional Permitting Portal (onenv.us)
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 Reno building department before you submit. PermitBase is an independent reference and is not affiliated with any government agency.
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