Residential Building Permit (New Construction) in Reno, Nevada
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.
Verified 2026-06-30 · Source
When you need this permit
- 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
- Req
Building Permit Application (submitted via onenv.us)
Online application through ONE Regional Licensing and Permitting portal
- Req
Residential Building Permit Guidelines (updated Jul 1, 2025)
Reno's current submittal checklist and plan requirements for residential new construction
- Req
Site Plan
Property lines, driveways, easements, setbacks, existing and proposed structures, utilities, drainage, grading — CADD or line-type drawing required (no Google Maps/Google Earth)
- Req
Construction Drawings
Full plan set: foundation, floor, shearwall/roof framing, building sections, mechanical, plumbing, electrical — drawn to scale, stamped by responsible contractor on cover
- Req
Structural Calculations
Must include seismic (SDC D2), wind (120 mph Vult), and snow (elevation-based) design criteria; stamped, signed and dated by engineer of record
- Req
Energy Compliance Documents
REScheck and Manual S, J, D per 2024 IECC
- Req
Roof Truss Calculations
Truss 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 |
Review timeline
~10–30 business days
Typical estimate — confirm current times with the Reno building department
Inspection process
- 1
Foundation / Footings
Before concrete pour — footings must extend below 24-inch frost line (SDC D2 Reno)
- 2
Framing / Shearwall
After framing complete, before insulation or wall cover — structural connections, anchor bolts, shearwall sheathing
- 3
MEP Rough-In
Mechanical, electrical, and plumbing rough-in before walls closed
- 4
Insulation / Energy
Insulation and energy compliance verification before drywall
- 5
Final
All work complete, smoke/CO detectors, address posted, ready for Certificate of Occupancy
Tips
- Reno uses the 2024 IRC (not 2018) as of July 1, 2025 — only the 2024 edition is accepted for applications submitted on or after January 1, 2026.
- Reno is in Special Wind Region: residential IRC projects require 120 mph ultimate wind speed (Vult) design — higher than many other jurisdictions.
- Seismic Design Category D2 is relatively high — structural engineers must account for this in all designs.
- Frost depth is 24 inches — footings on all new construction must extend below this depth.
- Ground snow loads vary by elevation and location relative to U.S. 395; minimum roof snow = 29 psf. Consult NNICC Table 1608.2.1.
- Reno uses the Uniform Plumbing Code (UPC), not the International Plumbing Code (IPC) — plan set plumbing must comply with 2024 UPC.
- Applications and permits are processed through the ONE Regional portal (onenv.us), shared with Sparks, Washoe County, and Douglas County.
- Download the Reno Building Inspections app to schedule inspections via smartphone.
Frequently asked questions
- Which version of the building code does Reno use?
- Reno adopted the 2024 ICC codes (IBC, IRC, IECC, IFGC, IMC) and 2023 NEC, effective July 1, 2025. As of January 1, 2026, only the 2024 editions are accepted for new applications. Reno also uses the 2024 Uniform Plumbing Code (UPC) and 2024 Uniform Mechanical Code (UMC) — NOT the International Plumbing Code.
- How do I apply for a residential building permit in Reno?
- All building permit applications must be submitted electronically through the ONE Regional Licensing and Permitting portal at onenv.us. For questions, contact Development Services at (775) 334-2063 or permits@reno.gov.
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 Valuation Based Permit Fee Schedule (eff. Jul 1, 2026)
- City of Reno FY26-27 Building Valuation Table (ICC)
- 2024 Northern Nevada Code Amendments (NNICC, Feb 20, 2025)
- City of Reno Residential Building Permit Guidelines (Jul 1, 2025)
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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