Accessory Dwelling Unit (ADU) Permit in Reno, Nevada
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.
Verified 2026-06-30 · Source
When you need this permit
- Property must be a single-family residential lot (zoning allowing ADU per RMC Title 18)
- Minimum lot size: 5,000 square feet
- Maximum 1 ADU per property
- ADU height shall not exceed the height of the existing primary residence
- Detached ADUs must maintain principal structure setbacks
- Attached ADUs must comply with single-family residential design standards and dimensional limits (e.g., SF-3 zone: ≤1,600 sq ft or 50% of primary structure, whichever is less — per RMC Tables 3-6 and 3-7)
- Detached ADUs must be architecturally compatible with primary dwelling (exterior materials, roof pitch, architectural features)
- 1 designated on-site parking space required
- Front door of attached ADU shall not face the same street as primary structure's front door
- Applications submitted via onenv.us; coordinate with City Planning (planning@reno.gov or 775-321-8309) before permit application
- ADU is classified as a One- or Two-Family Dwelling Unit per the 2024 IRC
Required documents
- Req
Building Permit Application (via onenv.us)
ADU permits follow the same valuation-based residential permit process as new construction
- Opt
Accessory Dwelling Unit Guide (revised Oct 13, 2025)
City of Reno ADU guide covering zoning, development standards, FAQ, fees overview, and process steps
- Req
Site Plan
Property lines, existing structures, proposed ADU location, setbacks, parking, utilities
- Req
Construction Drawings
Full architectural/structural plans for the ADU including all applicable 2024 IRC provisions
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Building Permit — valuation-based | Varies — valuation-based using the Permit Fee Table and Building Valuation Table | City of Reno FY27 Valuation Based Permits; same fee structure as new residential construction |
| Application Fee | $45.00 | — |
| Plan Review Fee | 65% of the Building Permit Fee | — |
| Permit Issuance Fee | $45.00 | — |
| Regional Road Impact Fee | Approximately $3,700 | Per Reno ADU Guide (Oct 2025); subject to change — verify at time of application at rtcwashoe.com |
| Park Fee | Approximately $800–$1,000 | Per Reno ADU Guide (Oct 2025) |
| Police Impact Fee | Approximately $100–$140 | — |
| Sewer Connection Fee | Varies — typically $8,744–$13,235 depending on ADU size, attached vs. detached, and existing fixtures | Per Reno ADU Guide (Oct 2025); verify with Truckee Meadows Water Authority (TMWA) at 775-834-8080 |
Review timeline
~10–30 business days
Typical estimate — confirm current times with the Reno building department
Inspection process
- 1
Foundation
Footings and foundation before concrete pour — 24-inch frost depth minimum
- 2
Framing
Structural framing, egress windows, fire separation (if attached)
- 3
MEP Rough-In
Mechanical, electrical, plumbing rough-ins before walls closed; separate trade permits
- 4
Final
All work complete, smoke/CO detectors, address posted, ready for occupancy
Tips
- NRS 278.257 (effective July 1, 2026): Reno (pop ≥60k) is SUBJECT to this statewide ADU mandate — Reno's ordinance must authorize ADUs and may NOT prohibit the owner from renting the ADU as long-term housing. Any local rule more restrictive than NRS 278.257 is superseded as of 7/1/2026.
- Reno's current ADU ordinance already allows both long-term AND short-term rental of ADUs — renting is permitted.
- ADUs cannot be sold separately from the primary residence.
- Contact Reno Planning (planning@reno.gov or 775-321-8309) BEFORE submitting the building permit application to confirm zoning eligibility and dimensional standards for your specific zone.
- Sewer connection fees ($8,744–$13,235) and road impact fees (~$3,700) are substantial — budget accordingly.
- ADUs are classified under the 2024 IRC (IRC occupancy) — structural and energy code requirements follow the same code as other residential construction.
Frequently asked questions
- Can I rent out my ADU in Reno?
- Yes. Reno's ADU ordinance permits both long-term and short-term rental. Effective July 1, 2026, NRS 278.257 also prohibits Reno from enacting any ordinance that prevents an ADU owner from renting the unit as long-term housing.
- Where is an ADU allowed in Reno?
- ADUs are allowed everywhere single-family residences are permitted. The minimum lot size is 5,000 sq ft. Contact Reno Planning at planning@reno.gov to confirm your property qualifies before applying for a permit.
- What are the ADU size limits in Reno?
- ADU size limits vary by zoning district per Reno Municipal Code Tables 3-6 and 3-7. As an example, in the SF-3 zone the ADU may not exceed 1,600 sq ft or 50% of the primary structure (whichever is less). ADU height may not exceed the height of the primary residence.
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 ADU Guide (revised Oct 13, 2025)
- NRS 278.257 — ADU mandate for cities ≥60k pop (eff. July 1, 2026)
- City of Reno FY27 Valuation Based Permit Fee Schedule
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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