Residential Addition / Remodel Permit in Reno, Nevada
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.
Verified 2026-06-30 · Source
When you need this permit
- 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
- Req
Building Permit Application (via onenv.us)
Online application through ONE Regional portal; select 'Remodel/Addition' permit type
- Req
Site Plan
Property lines, existing structures, proposed addition footprint, setbacks — CADD/line drawing required
- Req
Construction Drawings
Plans showing all relevant aspects of the addition or alteration including framing, MEP as applicable
- Opt
Structural 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 | — |
Review timeline
~10–30 business days
Typical estimate — confirm current times with the Reno building department
Inspection process
- 1
Footing / Foundation (if new footings)
Before concrete pour — footings below 24-inch frost depth
- 2
Framing
After framing complete, before insulation or wall cover
- 3
MEP Rough-In
Electrical, plumbing, mechanical rough-in before walls closed
- 4
Final
All work complete per approved plans
Tips
- Decks, open patio covers, and enclosed patio covers are flat-rate permits in Reno — no valuation calculation needed for those specific scope types.
- Carports are also a flat-rate permit ($135.00).
- Structural additions with SDC D2 seismic requirements — engineer of record should verify connections to existing structure comply with 2024 IRC.
- Reno allows a one-time 30-day extension request via onenv.us portal; extension fee $135.00.
Frequently asked questions
- Do I need a permit to add a deck in Reno?
- Yes. Decks require a building permit in Reno. Decks are processed as a flat-rate permit at $135.00 (includes application and permit issuance fees). Apply via onenv.us.
- What permit type covers a room addition in Reno?
- Room additions are processed as a 'Remodel/Addition' valuation-based permit. Fees are based on the construction cost of the project using the City of Reno Permit Fee Table.
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 Flat Rate Permit Fee Schedule (eff. Jul 1, 2026)
- City of Reno FY27 Valuation Based Permit Fee Schedule (eff. Jul 1, 2026)
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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