You are viewing the permanent link for the record currently in effect, published 2026-07-02.
Reno building permits
VerifiedReno, Nevada — as published 2026-07-02.
Verified 2026-06-30 · Source
Codes adopted
2024 International Building Code (IBC) — with 2024 Northern Nevada ICC Amendments (NNICC); effective July 1, 20252024 International Residential Code (IRC) — with 2024 Northern Nevada ICC Amendments; effective July 1, 20252024 International Existing Building Code (IEBC) — with 2024 Northern Nevada ICC Amendments2024 International Energy Conservation Code (IECC) — with 2024 Northern Nevada ICC Amendments2024 International Fuel Gas Code (IFGC) — with 2024 Northern Nevada ICC Amendments2024 International Mechanical Code (IMC) — with 2024 Northern Nevada ICC Amendments (commercial/multi-family)2024 Uniform Mechanical Code (UMC) — with 2024 Northern Nevada ICC Amendments (residential single-family)2024 Uniform Plumbing Code (UPC) — with 2024 Northern Nevada ICC Amendments (NOTE: Reno uses UPC, not IPC)2023 National Electrical Code (NEC) — with 2024 Northern Nevada ICC Amendments; effective July 1, 2025Nevada Blue Book (2020) — statewide construction industry reference, incorporates NRS/NAC provisions
Permit types & fees
Residential Building Permit (New Construction)
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- All new residential construction requires a building permit and plan review approval
- Applications submitted electronically via ONE Regional Permitting portal at onenv.us
- Plans must comply with 2024 IRC with 2024 Northern Nevada Amendments and 2024 IECC
- Cover page must include all climatic and geographic design criteria per Northern Nevada Amendments
- Structural calculations required, stamped/signed/dated by engineer of record
- Energy compliance documents required: REScheck, Manual D, J, and S
- 10-day review target per Reno permit types document
Required documents
- RequiredBuilding Permit Application (submitted via onenv.us)Online application through ONE Regional Licensing and Permitting portal
- RequiredResidential Building Permit Guidelines (updated Jul 1, 2025)Reno's current submittal checklist and plan requirements for residential new construction
- RequiredSite PlanProperty lines, driveways, easements, setbacks, existing and proposed structures, utilities, drainage, grading — CADD or line-type drawing required (no Google Maps/Google Earth)
- RequiredConstruction DrawingsFull plan set: foundation, floor, shearwall/roof framing, building sections, mechanical, plumbing, electrical — drawn to scale, stamped by responsible contractor on cover
- RequiredStructural CalculationsMust include seismic (SDC D2), wind (120 mph Vult), and snow (elevation-based) design criteria; stamped, signed and dated by engineer of record
- RequiredEnergy Compliance DocumentsREScheck and Manual S, J, D per 2024 IECC
- RequiredRoof Truss CalculationsTruss design calculations with truss layout and truss verification letter from the engineer of record
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Application Fee | $45.00 | City of Reno FY26/27 Permit Fee Schedule (fees effective July 1, 2026) |
| Building Permit Fee (Inspection Fee) — valuation $0 to $2,000 | $26.80 for the first $500 plus $3.55 for each additional $100 or fraction thereof | City of Reno FY27 Permit Fee Table (Valuation Based Permits) |
| Building Permit Fee — valuation $2,001 to $25,000 | $80.05 for the first $2,000 plus $16.00 for each additional $1,000 or fraction thereof | — |
| Building Permit Fee — valuation $25,001 to $50,000 | $448.05 for the first $25,000 plus $11.55 for each additional $1,000 or fraction thereof | — |
| Building Permit Fee — valuation $50,001 to $100,000 | $736.80 for the first $50,000 plus $8.05 for each additional $1,000 or fraction thereof | — |
| Building Permit Fee — valuation $100,001 to $500,000 | $1,139.30 for the first $100,000 plus $6.20 for each additional $1,000 or fraction thereof | — |
| Building Permit Fee — valuation $500,001 to $1,000,000 | $3,619.30 for the first $500,000 plus $5.50 for each additional $1,000 or fraction thereof | — |
| Building Permit Fee — valuation $1,000,001 and up | $6,369.30 for the first $1,000,000 plus $3.75 for each additional $1,000 or fraction thereof | — |
| Plan Review Fee | 65% of the Building Permit Fee | For Masters of Single-Family New Construction within a subdivision: 50% of estimated permit fee; Repeat permits of Masters: 25% of estimated building permit fee |
| Permit Issuance Fee | $45.00 | — |
| Valuation Basis | Varies — new construction and additions use the FY26-27 Building Valuation Table (ICC square-foot construction cost table) | Reno uses the ICC building valuation table by occupancy group and construction type to establish project valuation for new construction/additions |
Residential Addition / Remodel Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Room additions, structural modifications, and garage conversions
- Basement finishes involving framing, electrical, plumbing, or mechanical work
- Attached patio covers (enclosed — valuation based; open — flat rate $135.00)
- Decks (flat rate $135.00)
- Retaining walls (flat rate $371 base, residential)
- Applications submitted via onenv.us portal
- Plans must show scope, dimensions, structural details, and connection to existing structure
- Energy compliance may be required for additions that increase conditioned floor area
Required documents
- RequiredBuilding Permit Application (via onenv.us)Online application through ONE Regional portal; select 'Remodel/Addition' permit type
- RequiredSite PlanProperty lines, existing structures, proposed addition footprint, setbacks — CADD/line drawing required
- RequiredConstruction DrawingsPlans showing all relevant aspects of the addition or alteration including framing, MEP as applicable
- OptionalStructural Calculations (if structural work)Required for structural modifications; must include seismic (D2), wind (120 mph Vult), and snow design criteria
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Application Fee | $45.00 | City of Reno FY26/27 fee schedule |
| Building Permit Fee — valuation-based (same table as new construction) | Varies — valuation-based (see Permit Fee Table) | City of Reno FY27 Permit Fee Table — $26.80 base (up to $2k) scaling to $6,369.30 + $3.75/k (over $1M). For remodels/additions, valuation is based on overall construction cost of the project. |
| Plan Review Fee | 65% of the Building Permit Fee | — |
| Permit Issuance Fee | $45.00 | — |
| Deck (flat rate) | $135.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — residential flat rate |
| Patio Cover — Open (flat rate) | $135.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
| Patio Cover — Enclosed (flat rate) | $156.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
| Retaining Wall — residential (flat rate) | $371.00 for first segment; $40.00 each additional 50 linear feet (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
| Additional inspection (flat rate permits only) | $45.00 per additional inspection | — |
Electrical Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Service changes and panel upgrades
- New circuits, rewiring for additions or alterations
- EV charger (EVSE) installation
- Generator electrical connections
- Rewire / service upgrade (flat rate permit type)
- Receptacles/switches/outlets/fixtures installations (flat rate for first 20 and over 20)
- Journeyman card required: each individual working in electrical trades must possess a valid pre-apprentice, apprentice, or journeyman certificate from the City of Reno
- Licensed electrical contractor (license holder) or journeyman electrician must be on site for all inspections per Reno Ordinance No. 6400
Required documents
- RequiredElectrical Permit Application (via onenv.us)Apply via the ONE Regional portal; select Electrical permit type
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Rewire / Service Upgrade — up to 3,000 sq ft (flat rate) | $135.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — Electrical Permit Types |
| Rewire / Service Upgrade — greater than 3,001 sq ft (flat rate) | $156.00 (includes application and permit issuance fees) | — |
| Receptacles/Switch/Outlet/Fixtures — first 20 (flat rate) | $135.00 (includes application and permit issuance fees) | — |
| Receptacles/Switch/Outlet/Fixtures — over 20 (flat rate) | $156.00 (includes application and permit issuance fees) | — |
| Service Change — residential EZ permit | $88.00 | City of Reno FY27 EZ Permits — Residential EZ Permits section |
| Electrical Meter Lockout (EZ permit) | $87.00 | — |
| Application Fee (EZ permits) | Included in EZ permit fee — no separate application fee for EZ permits | — |
Plumbing Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Water heater installation or replacement (EZ permit: $45.00)
- New fixture installations (sinks, toilets, showers)
- Water or sewer line replacement on private property
- Re-piping
- Sewer line replacement (private property only — EZ permit: $90.00)
- Water line replacement (private property only — EZ permit: $90.00)
- Journeyman card required for plumbing tradespeople working in Reno
Required documents
- RequiredPlumbing Permit Application (via onenv.us)Apply via the ONE Regional portal; select Plumbing permit type
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Water Heater Replacement (EZ permit) | $45.00 | City of Reno FY27 EZ Permits — Residential EZ Permits section: 'Water Heater' = $45.00 |
| Sewer Line Replacement — private property (EZ permit) | $90.00 | — |
| Water Line Replacement — private property (EZ permit) | $90.00 | — |
| Lawn Sprinkler (EZ permit) | $45.00 | — |
| Stucco or Siding (if plumbing involved — EZ permit) | $87.00 | — |
| Gas Line (private property — EZ permit) | $90.00 | Gas piping is a fuel gas permit (IFGC) in Reno, typically processed as an EZ permit |
| Application Fee (EZ permits) | Included in EZ permit fee | — |
Mechanical / HVAC Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Furnace, air conditioner, heat pump replacement or new installation
- Ductwork installation or significant modification
- Gas fireplace insert installation (EZ permit)
- Boiler change-out (EZ permit, size-based)
- Pool heater (flat rate permit)
- A/C change-out (EZ permit: $45.00)
- Rooftop HVAC replacement (EZ permit per commercial, or valuation-based for major commercial)
- Gas piping systems (EZ permit $90.00 or IFGC permit)
Required documents
- RequiredMechanical Permit Application (via onenv.us)Online application through ONE Regional portal
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| A/C Change-Out (EZ permit) | $45.00 | City of Reno FY27 EZ Permits — Residential EZ Permits |
| Furnace (replacement — EZ permit) | $89.00 | — |
| Furnace (oil to gas — EZ permit) | $133.00 | — |
| Gas Fireplace Insert (EZ permit) | $89.00 | — |
| Boiler Change-Out — up to 100K BTU (EZ permit) | $90.00 | — |
| Boiler Change-Out — 100K to 500K BTU (EZ permit) | $110.00 | — |
| Gas Line / Gas Piping (EZ permit) | $90.00 | — |
| Gas Piping / System — residential (flat rate) | $200.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate — Gas Permit Types (for larger/new gas systems requiring plans) |
| Pool Heater (flat rate — commercial or residential) | $280.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
| Furnace — commercial, up to 1,000K BTU (flat rate) | $246.00 (includes application and permit issuance fees) | — |
| Furnace — commercial, over 1,000K BTU (flat rate) | $269.00 (includes application and permit issuance fees) | — |
Roofing Permit (Reroof)
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Complete roof replacement (tear-off and reroof)
- Re-roofing overlay
- Residential reroof: EZ permit — no plans required, processed quickly
- Commercial reroof: valuation-based or EZ permit (one permit per building)
- Apply via onenv.us
Required documents
- RequiredRoofing Permit Application (via onenv.us)EZ permit type — no plans required for residential reroof
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Reroof — residential (EZ permit) | Valuation-based (see Permit Fee Table) — fee is based on overall construction cost | City of Reno FY27 EZ Permits: Reroof = Valuation-based (uses the Permit Fee Table, not a flat rate). Application fee $45.00 + valuation-based permit fee + plan review fee of 65% of the permit fee (FY27 Permit Fees — Permit Fee Table & Plan Review Fee, reno.gov, re-verified 2026-07-02). |
| Application Fee | $45.00 | — |
| Permit Issuance Fee | $45.00 | — |
Solar PV Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Rooftop solar panel installation — single-family and multi-family
- Ground-mounted solar array installation
- Battery storage system installation associated with solar
- Valuation-based permit — both plan review and inspection fees apply
- Licensed electrical contractor or journeyman required on site for inspections (Reno Ordinance No. 6400)
- Structural calculations required (roof load analysis including snow 29 psf min and seismic SDC D2)
- Electrical single-line diagram and load calculations required
- Plans must be stamped by engineer of record
Required documents
- RequiredSolar Permit Application (via onenv.us)Apply as 'Solar (PV Systems)' permit type via ONE Regional portal
- RequiredSolar Permit Guidelines (Jul 1, 2025)Reno's current plan and submittal requirements for solar PV systems
- RequiredSite PlanShows property lines, existing structures, location/layout of proposed modules, required fire access and pathways — CADD/line drawing required
- RequiredFraming DetailsSolar racking connections to the roof system; structural plans stamped by engineer
- RequiredElectrical PlanWire type/sizing, ampacity, de-rating, load calculations; 3-line diagram; min/max overcurrent protection; location of all equipment including AC disconnect
- RequiredStructural CalculationsFor existing roof structure — stamped verification letter from engineer indicating adequacy (or required modifications); must include seismic (D2), wind (120 mph Vult), and snow (29 psf minimum) design criteria
- RequiredEquipment SpecificationsManufacturer spec sheets for all equipment (panels, inverter, racking, battery if applicable)
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Application Fee | $45.00 | City of Reno FY26/27 Valuation Based Permit fee structure |
| Building Permit Fee (Inspection) — valuation-based | Varies — valuation-based per Permit Fee Table (construction cost of solar system) | City of Reno FY27 Valuation Based Permit Types: 'Solar (PV Systems) — Single Family Roof Top Mounted' is listed as a valuation-based residential permit |
| Plan Review Fee | 65% of the Building Permit Fee | — |
| Permit Issuance Fee | $45.00 | — |
Accessory Dwelling Unit (ADU) Permit
VerifiedRequired 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
Requirements
- 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
- RequiredBuilding Permit Application (via onenv.us)ADU permits follow the same valuation-based residential permit process as new construction
- OptionalAccessory Dwelling Unit Guide (revised Oct 13, 2025)City of Reno ADU guide covering zoning, development standards, FAQ, fees overview, and process steps
- RequiredSite PlanProperty lines, existing structures, proposed ADU location, setbacks, parking, utilities
- RequiredConstruction DrawingsFull 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 |
Demolition Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Demolition bond of $2,500 required
- Submit Demolition Checklist and Bond Agreement (available at reno.gov building permits page)
- Utility disconnects (gas, electric, water, sewer) must be verified or arranged prior to demolition
- Structure demolition permit (plans required, 10-day review) — NOT an EZ permit
- Interior-only commercial demolition is an EZ permit
- Apply via onenv.us
Required documents
- RequiredDemolition Checklist and Bond AgreementRequired form listing utility disconnects, asbestos abatement documentation, and bond agreement
- RequiredDemolition Permit Application (via onenv.us)Online application through ONE Regional portal
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Demolition Permit (flat rate, includes $2,500 bond requirement) | $287.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — both Residential and Commercial demolition are $287.00 flat rate |
| Bond | $2,500 required | Demolition bond ($2,500) required per Reno permit requirements — returned after cleanup completion |
Commercial Tenant Improvement Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- Remodel or addition to commercial space, apartments, or condos
- Plans required with 10-day review target
- Cover page must include all design criteria per Northern Nevada Amendments
- Structural, mechanical, plumbing, electrical plans as applicable
- Fire protection design (fire alarm, sprinkler) reviewed by Reno Fire Department
- Health department review if food service or healthcare occupancy
- Apply via onenv.us
Required documents
- RequiredCommercial Building Permit Application (via onenv.us)Online application through ONE Regional portal — select 'Remodel/Addition' commercial permit type
- RequiredCommercial Building Permit Guidelines (Jul 1, 2025)Reno's current plan submittal requirements for commercial permits
- RequiredFull Construction Drawing SetArchitectural, structural, mechanical, plumbing, electrical plans as applicable — stamped by design professional
- OptionalStructural Calculations (if structural work)Must include SDC D2 seismic, 120 mph Vult wind, and applicable snow loads
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Application Fee | $45.00 | City of Reno FY26/27 Commercial Valuation Based Permit fee structure |
| Building Plan Review Fee — valuation-based | Varies — valuation-based per Permit Fee Table (construction cost of work) | City of Reno FY27 Valuation Based Permits — Commercial Valuation Based Fees |
| Engineering Plan Review / Inspection Fee | $135.00 (per occurrence, hourly rate) | Commercial valuation based permits include separate engineering review and inspection fees |
| Planning Plan Review / Inspection Fee | $135.00 (per occurrence, hourly rate) | — |
| Building Inspections Fee (Permit Fee) — valuation-based | Varies — valuation-based per Permit Fee Table | — |
| Fire Inspection Fee (hourly) | $135.00 per hour | — |
| Permit Issuance Fee | $45.00 | — |
| Sewer Fixture Count Fee | $137.00 (when applicable) | — |
Swimming Pool and Spa Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- In-ground pool / spa: valuation-based permit with plans required (10-day review)
- Prefabricated hot tub / spa (above-ground, pre-manufactured): flat-rate permit ($177.00)
- Pool heater: flat rate permit ($280.00) — may be a separate permit from the pool itself
- Barriers/fencing around pools: required per 2024 IRC Section R326 — must show height, openings, latch details on plans
- Equipotential bonding detail required
- Gas piping for pool heater may require separate gas permit
- Electrical GFCI protection, circuits, and panel load calculations required
- Northern Nevada Public Health review may apply (per NNPH fees)
- Apply via onenv.us
Required documents
- RequiredPool Permit Application (via onenv.us)Online application through ONE Regional portal — select 'Pool & Spa' permit type
- RequiredResidential Pool Submittal Guidelines (Jul 1, 2025)Reno's checklist for pool permit plan submittals
- RequiredSite PlanProperty lines, existing structures, pool location, setbacks, barriers and gates
- RequiredPool Structural PlansStructural calculations required for cast-in-place pool design; manufacturer installation instructions for fiberglass pool
- RequiredElectrical PlanComplete load calculations for house/pool; electrical circuits, GFCI protection, panel size and location
- RequiredEquipment SpecificationsManufacturer spec sheets including size (BTUs) for pool heater/equipment
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Swimming Pool / Spa — in-ground (valuation-based) | Varies — valuation-based (construction cost); application $45.00 + valuation-based permit fee + plan review (65% of permit fee) + permit issuance $45.00 | City of Reno FY27 Valuation Based Permits: 'Swimming Pools & Spas' is a valuation-based residential permit type |
| Spa / Hot Tub — prefabricated (flat rate) | $177.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types: 'Spa/Hot Tub (Prefabricated)' = $177.00 |
| Pool Heater (flat rate) | $280.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
Block / Screen Wall and Fence Permit
VerifiedRequired 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.
Verified 2026-06-30 · Source
Requirements
- All fences and walls in Reno require a permit (Reno Municipal Code Section 18.04.809(g) and Title 14)
- Fence (residential, ≤6 ft): flat-rate permit
- Fence (commercial, ≤6 ft): flat-rate permit ($221.50)
- Fence greater than 6 ft (commercial): flat-rate permit ($586.00)
- Retaining wall (residential): flat-rate permit ($371 base + $40.00 per additional 50 LF)
- Retaining wall (commercial): flat-rate permit ($371 base + $40.00 per additional 50 LF)
- Rockery wall: flat-rate permit
- Plot plan required showing: existing structures, all easements, location/length/height/materials of fence, gate locations, property lines, adjacent street speed limits
- Fences 4 ft or less may be placed in front yard; fences over 4 ft not permitted in required front yard (except per specific exceptions)
- Barbed wire, razor ribbon prohibited in residential zones
- Vision triangle clearance required per AASHTO standards
- HOA approval (if applicable) must be provided
Required documents
- RequiredFence / Wall Permit Application (via onenv.us)Online application through ONE Regional portal — select Fence or Retaining Wall permit type
- RequiredPlot PlanCADD or line-type drawing showing existing structures, all easements, fence location/length/height/materials, gate locations, property lines, adjacent street info, and HOA approval if applicable
- OptionalGeneral Standards for Fences and Walls (Jun 1, 2026)Reno's reference document for fence standards per RMC 18.04.809 — review before applying
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Fence — residential (flat rate) | $135.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — Residential Flat Rate: 'Fence' = $135.00 |
| Fence — commercial, 6 ft or less (flat rate) | $221.50 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — Commercial Flat Rate |
| Fence — commercial, greater than 6 ft (flat rate) | $586.00 (includes application and permit issuance fees) | — |
| Retaining Wall — residential (flat rate) | $371.00 base + $40.00 per each additional 50 linear feet (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types |
| Retaining Wall — commercial (flat rate) | $371.00 base + $40.00 per each additional 50 linear feet | — |
| Rockery Wall — residential (flat rate) | $291.00 base + $40.00 per each additional 50 linear feet | — |
| Rockery Wall — commercial (flat rate) | $291.00 base + $40.00 per each additional 50 linear feet | — |
EV Charging Station Permit (Electrical Permit)
VerifiedRequired for installation of a Level 2 (or higher) electric vehicle charging station/EVSE within Reno city limits. The City publishes no dedicated EV charger/EVSE permit category or EZ Permit (its EZ Permit list covers items like Service Change, Meter Lockout, Water Heater, and HVAC replacement, but not EV chargers) — an EV charger circuit is expected to be billed under the City's standard flat-rate Electrical Permit fee schedule, the same one this file's electrical-permit entry documents.
Verified 2026-07-20 · Source
Requirements
- Electrical permit required for the new/upgraded circuit and EVSE connection, per City of Reno permitting requirements
- Installation must comply with NEC Article 625 (Electric Vehicle Power Transfer System) as adopted by the City
- No dedicated EV/EVSE EZ Permit exists — the City's EZ Permit program (simplified, no-plan-review permits) is limited to items such as Service Change, Electrical Meter Lockout, Water Heater/Boiler replacement, and HVAC replacement
- Apply via the City's standard permit intake channels (Accela Citizen Access / Development Services Building Permits)
- If the charger install requires a panel/service upgrade, that scope is billed under the Rewire/Service Upgrade flat-rate category instead
Required documents
- RequiredElectrical Permit ApplicationCity of Reno standard electrical permit application; no dedicated EV/EVSE application exists
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Receptacles/Switch/Outlet/Fixtures — first 20 (flat rate) — closest published category for a new EV charger circuit/receptacle | $135.00 (includes application and permit issuance fees) | City of Reno FY27 Flat Rate Permit Types — Electrical Permit Types; no dedicated EV/EVSE line item was located in this file's research, so the closest existing flat-rate category (a new circuit/receptacle installation) is cited rather than an invented figure. If the project instead involves a service/panel upgrade to support the charger, the 'Rewire / Service Upgrade — up to 3,000 sq ft' flat rate ($135.00) or 'Service Change — residential EZ permit' ($88.00) documented in this file's electrical-permit entry may apply instead. |
Sign Permit
VerifiedRequired for installation of permanent signs in Reno — billboards, ground/projecting signs, painted signs, wall signs, and small plastic signs. Reno publishes a dedicated flat-rate Sign Permit fee schedule (separate from the residential/commercial building permit fee tables) covering both Building Plan Review and Building Inspection fees. Governed in part by NAC 624.240, which restricts sign fabrication, installation, and erection to a Nevada-licensed C-6 sign contractor.
Verified 2026-07-22 · Source
Requirements
- Per NAC 624.240, only a Nevada-licensed sign contractor holding a classification C-6 license may fabricate, install, and erect signs (including wiring for electrical signs)
- The C-6 sign contractor must assume design responsibility for the sign(s) by signing and providing contractor information on the submittal cover page
- Structural calculations, when applicable, must be signed and stamped by a Nevada-licensed engineer
- Site plan must show all proposed sign locations with a legend, linear feet of business frontage (wall signs), and linear feet of street frontage (freestanding signs) — scaled CADD or line drawing required; Google Images/Maps not accepted
- Fees are assessed for each sign type when wall signs and ground signs are combined under a single permit
- Apply via the ONE Regional Licensing and Permitting portal (onenv.us)
Required documents
- RequiredSign Permit Application (via onenv.us)Online application through the ONE Regional portal — select the Sign permit type
- RequiredSign Permit ChecklistCity of Reno's submittal checklist: submittal requirements, coversheet, site plan, sign detail, building elevations, and attachment/mounting detail
- RequiredSite PlanScaled site plan identifying all proposed signs and locations with a legend; includes linear feet of business/street frontage as applicable
- RequiredSign DetailScaled color illustration of the proposed sign(s) including height/length, color, material, and total sign area; cross-section and front view required for wall signs
- RequiredBuilding ElevationsAll sign dimensions plus building dimensions (tenant space length, total building length, building/parapet height)
- RequiredAttachment or Mounting DetailMethod of attachment including material and hardware; if illuminated, an electrical detail with required disconnect
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Billboard — Demolition | $287.00 (includes $45.00 Application Fee and $45.00 Permit Issuance Fee) | City of Reno FY27 Sign Permits Fee Schedule (eff. Jul 1, 2026) |
| Billboard — New / Modification | Valuation-based per the Building Permit Fee Table | City of Reno FY27 Sign Permits Fee Schedule |
| Ground Projecting Sign — valuation $1,000 or less | $178.00 (includes Application and Permit Issuance Fees) | — |
| Ground Projecting Sign — valuation greater than $1,000 | $475.00 (includes Application and Permit Issuance Fees) | — |
| Each Additional Sign (combined wall/ground permit) | $45.00 | — |
| Painted Sign — less than 20 sq ft | $71.00 (includes $45.00 Application Fee) | — |
| Painted Sign — greater than 20 sq ft | Valuation-based Permit Fee (includes $45.00 Application Fee) | — |
| Wall Sign — Interior w/electrical | $309.00 (includes Application and Permit Issuance Fees) | — |
| Wall Sign — Exterior w/electrical | $370.00 (includes Application and Permit Issuance Fees) | — |
| Wall Sign — Exterior, no electrical | $177.00 (includes Application and Permit Issuance Fees) | — |
| Small Plastic Sign (24" x 36") | $67.00 (includes $45.00 Application Fee) | — |
Fire Sprinkler Permit
Required for installation or modification of automatic fire sprinkler systems in new and existing residential and commercial buildings in Reno. Fire Sprinkler is its own 'Plans Required, 10-day Review' permit category — distinct from Fire Alarm — listed under both the Residential and Commercial building permit types published by the City; commercial buildings with kitchen hoods or special-hazard suppression may additionally require the City's separate 'Fire Suppression' permit category. Plans are reviewed by both Development Services and the Reno Fire Department (RFD).
Reviewed 2026-07-22 · Source
Requirements
- Fire Sprinkler is listed as its own 'Plans Required, 10-day Review' category under both Residential (One/Two-Family) and Commercial (incl. Apartments/Condos) permit types, per the City of Reno Building Permit Types document (06/01/2026)
- Cover sheet must cite the specific applicable code editions and standards (e.g., a specific IFC/NNICC amendment year and specific NFPA edition) — RFD's published guidance states generic language such as 'all applicable codes' will place the plan on HOLD
- RFD's published fire-alarm guidance states that Fire Alarm Plans AND Fire Suppression System Plans require a minimum Level II NICET stamp or a Nevada-licensed Professional Engineer stamp (NAC 477.300) from the submitting company; confirm directly with RFD Fire Prevention whether this applies to standard water-based sprinkler system plans specifically, since RFD's own document text names 'Fire Suppression System Plans' rather than 'Fire Sprinkler' by that exact term
- Systems must be installed by a licensed contractor; stamps must be current
- Apply via onenv.us; a separate hourly Fire Inspection Fee applies to Reno Fire Department plan review/inspection
Required documents
- RequiredFire Sprinkler Permit Application (via onenv.us)Online application through the ONE Regional portal — select the Fire Sprinkler permit type
- RequiredFire Sprinkler System Plans / Hydraulic CalculationsStamped per NAC 477.300 (NICET Level II minimum or PE) if RFD classifies the submittal as a Fire Suppression System Plan; cover sheet must cite specific code/standard editions
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Building Permit Fee — valuation-based | Varies — no separate published Fire Sprinkler-specific fee schedule was located; billed under the same valuation-based Building Permit Fee Table used for other plans-required permits | City of Reno FY27 Valuation Based Permit Fee Schedule |
| Application Fee | $45.00 | — |
| Plan Review Fee | 65% of the Building Permit Fee | — |
| Permit Issuance Fee | $45.00 | — |
| Fire Inspection Fee (hourly) | $135.00 per hour | City of Reno FY27 EZ Permits, Misc Fees, Admin Fees, Permit Revisions, Building Compliance Fees Schedule |
Fire Alarm Permit
VerifiedRequired for installation of fire alarm systems in new and existing residential and commercial buildings in Reno. Fire Alarm is its own 'Plans Required, 10-day Review' permit category under both the Residential and Commercial building permit types published by the City, reviewed by both Development Services and the Reno Fire Department (RFD).
Verified 2026-07-22 · Source
Requirements
- Fire Alarm is listed as its own 'Plans Required, 10-day Review' category under both Residential and Commercial permit types, per the City of Reno Building Permit Types document (06/01/2026)
- Cover sheet must cite specific applicable code editions and the specific NFPA 72 edition year — RFD's published guidance states that generic language such as 'Work will be performed in accordance with the latest edition of All Applicable Codes and Standards' will place the plan on HOLD, while citing specific editions (RFD's own example: '2018 International Fire Code, 2018 Northern Nevada IFC Amendments and NFPA 72, 2019 or 2022 Edition') allows plan review to proceed
- Fire Alarm Plans require a minimum Level II NICET stamp or a Nevada-licensed Professional Engineer stamp (NAC 477.300) from the submitting company; stamps must be current and systems must be installed by a licensed contractor
- A separate RFD Battery Calculation Worksheet must be completed for each fire alarm control panel (FACP) or booster, with all sections completed
- Cut sheets must highlight (in yellow) the current-draw values for each device, matching the values entered in the battery calculation tables
- Devices must carry unique identifiers reflected consistently across the line diagram, drawings, and battery calculations
- The completed battery calculation worksheet must be uploaded to the City's Accela permitting system as a single document labeled 'System Battery Calculations'
- Apply via onenv.us
Required documents
- RequiredFire Alarm Permit Application (via onenv.us)Online application through the ONE Regional portal — select the Fire Alarm permit type
- RequiredRFD Fire Alarm Battery Calculation WorksheetOne worksheet completed per fire alarm control panel (FACP) or booster; all sections must be completed and uploaded as a single 'System Battery Calculations' document
- RequiredFire Alarm System Plans / Line DiagramStamped minimum NICET Level II or PE per NAC 477.300; devices carry unique identifiers matching the battery calculations
- RequiredManufacturer Cut SheetsCurrent-draw values for each device highlighted in yellow, matching the battery calculation tables
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Building Permit Fee — valuation-based | Varies — no separate published Fire Alarm-specific fee schedule was located; billed under the same valuation-based Building Permit Fee Table used for other plans-required permits | City of Reno FY27 Valuation Based Permit Fee Schedule |
| Application Fee | $45.00 | — |
| Plan Review Fee | 65% of the Building Permit Fee | — |
| Permit Issuance Fee | $45.00 | — |
| Fire Inspection Fee (hourly) | $135.00 per hour | City of Reno FY27 EZ Permits, Misc Fees, Admin Fees, Permit Revisions, Building Compliance Fees Schedule |
Certificate of Occupancy
Reno does not publish a standalone 'Change of Use Permit' product — this file's research found no such line item in the City's fee schedules or Building Permit Types document. A standard/final Certificate of Occupancy (CofO) is instead issued as the concluding step of an approved building permit's final inspection (see, e.g., this file's commercial-tenant-improvement-permit entry, whose final inspection is listed as 'Final / Certificate of Occupancy'), carrying no separate fee beyond the underlying permit. Where a business changes use or occupancy classification without new construction, the City instead triggers a Building Division compliance review tied to the business-license process, and a distinct, separately fee-bearing 'Temporary Certificate of Occupancy' product exists on the City's own published fee schedule.
Reviewed 2026-07-22 · Source
Requirements
- No standalone 'Change of Use Permit' or 'Change of Use' fee line item was located in the City of Reno's published fee schedules or Building Permit Types document — this file documents that gap honestly rather than inventing a product
- A standard/final Certificate of Occupancy is issued upon successful final inspection of an approved underlying building permit (new construction, remodel, or commercial tenant improvement, as applicable)
- City of Reno business-licensing guidance indicates that a building/compliance review is triggered when a business makes building improvements to a location or changes the use of a prior business's space at that location; contact Building Compliance at (775) 393-1044 or BuildingCompliance@Reno.Gov to confirm requirements for a given change-of-use scenario before assuming no permit/review is needed
- Separately, Community Development recommends verifying zoning allows the intended use before relocating or changing a business's use at a location — contact the Planner of the Day at 775-321-8309
- A Temporary Certificate of Occupancy is available as a distinct, fee-bearing product ($1,125.00) for occupancy sought before all final conditions are met, per the City's published Miscellaneous Application Fees schedule
Required documents
- RequiredUnderlying Building Permit ApplicationThere is no dedicated standalone Certificate of Occupancy application — a standard CofO is issued at final inspection of the applicable building permit (New Construction, Remodel/Addition, or Commercial Tenant Improvement) documented elsewhere in this file
- OptionalBusiness License ApplicationRequired if the occupancy/use change is tied to a new or changing business at the location; may trigger a Building Division compliance review
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Standard / Final Certificate of Occupancy | No separate fee located — included in the underlying building permit's inspection fees | Grounded in this file's other permit-type entries, which document CofO issuance as the final inspection step of the standard permit process; no separate CofO line item appears on any City of Reno fee schedule reviewed |
| Temporary Certificate of Occupancy | $1,125.00 | City of Reno FY27 EZ Permits, Misc Fees, Admin Fees, Permit Revisions, Building Compliance Fees Schedule — Miscellaneous Application Fees section |
| Business License Inspection Fee | $88.00 | City of Reno FY27 Building Compliance Fees — applies when a business-license change triggers a compliance inspection |
| Building Compliance Review/Inspection | $135.00 | City of Reno FY27 Building Compliance Fees |
Sources & verification
Verified against official sources. Last reviewed 2026-06-30.
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.