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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

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Fee schedule

Application FeeCity of Reno FY26/27 Permit Fee Schedule (fees effective July 1, 2026)
$45.00
Building Permit Fee (Inspection Fee) — valuation $0 to $2,000City of Reno FY27 Permit Fee Table (Valuation Based Permits)
$26.80 for the first $500 plus $3.55 for each additional $100 or fraction thereof
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 FeeFor Masters of Single-Family New Construction within a subdivision: 50% of estimated permit fee; Repeat permits of Masters: 25% of estimated building permit fee
65% of the Building Permit Fee
Permit Issuance Fee
$45.00
Valuation BasisReno uses the ICC building valuation table by occupancy group and construction type to establish project valuation for new construction/additions
Varies — new construction and additions use the FY26-27 Building Valuation Table (ICC square-foot construction cost table)

Review timeline

Plan reviewTypical estimate — confirm current times with the Reno building department
~10–30 business days

How long did your Residential Building Permit (New Construction) permit actually take in Reno?

Anonymous — one question, no email. Answers are combined and only shown once at least 5 people have reported.

Inspection process

  1. 1

    Foundation / Footings

    Before concrete pour — footings must extend below 24-inch frost line (SDC D2 Reno)

  2. 2

    Framing / Shearwall

    After framing complete, before insulation or wall cover — structural connections, anchor bolts, shearwall sheathing

  3. 3

    MEP Rough-In

    Mechanical, electrical, and plumbing rough-in before walls closed

  4. 4

    Insulation / Energy

    Insulation and energy compliance verification before drywall

  5. 5

    Final

    All work complete, smoke/CO detectors, address posted, ready for Certificate of Occupancy

See the full Reno inspection guide — scheduling & re-inspection fees →

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

Reno requires a residential building permit (new construction) for: 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. If your project isn't listed, confirm with City of Reno Development Services — Building and Safety Division at (775) 334-2063 before starting work.

In Reno, the published Application Fee is: $45.00. Additional published fees: 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; 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; 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). These are the jurisdiction's own published figures — see the fee schedule table and source citations on this page.

Plan review for a residential building permit (new construction) in Reno typically runs 10–30 business days. This is an estimate, not a published figure — confirm current review times with City of Reno Development Services — Building and Safety Division at (775) 334-2063.

You'll need: Building Permit Application (submitted via onenv.us); Residential Building Permit Guidelines (updated Jul 1, 2025); Site Plan; Construction Drawings; Structural Calculations; Energy Compliance Documents; Roof Truss Calculations. See the required-documents checklist on this page for details on each.

Reno requires 5 inspection(s) for a residential building permit (new construction), in order: Foundation / Footings, Framing / Shearwall, MEP Rough-In, Insulation / Energy, Final. Schedule each through City of Reno Development Services — Building and Safety Division ((775) 334-2063).

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.

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.

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.

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