Key Nevada ADU Laws
Key Nevada ADU Laws
- AB 396 (Ch. 365, Statutes of Nevada 2025) — counties of 100,000 or more (Clark, Washoe) and cities of 60,000 or more (Las Vegas, Henderson, North Las Vegas, Reno, Sparks) had to adopt an ordinance authorizing ADUs on residential property by July 1, 2026
- Non-compliance default — where no ordinance was adopted by that date, ADUs are authorized on any residentially zoned parcel without local restriction until one is
- Limits on local ordinances — no more than 1 parking space per ADU; kitchens may not be prohibited; HOAs may not prohibit ADUs outright
- Where things stand (codes as of Sept 2026): Las Vegas Ord. 6963 (July 1, 2026) makes an ADU a permitted use in its residential zones, one per lot, no Special Use Permit; Clark County Ord. 5349 (effective Mar 5, 2026) allows accessory living quarters on lots of 4,000 sq ft or more; Henderson permits ADUs subject to standards in its RS, RM, RH, MC and MN districts; Reno adopted its ordinance in Oct 2025; North Las Vegas's code as codified through Aug 5, 2026 still requires a Special Use Permit (§17.20.030) — ask the city which rule it applies
- Everywhere else (cities under 60,000, counties under 100,000): no state requirement — local zoning governs
What changed recently in Nevada
Gathered from the 3 cities below, with the bill or ordinance each one names. Statewide measures are listed once with the cities they reached, rather than repeated for each.
Statewide
- Nevada AB 396 (Chapter 365, Statutes of Nevada 2025) required every city over 60,000 — North Las Vegas included — to adopt an ordinance authorising ADUs on residential property by July 1, 2026, failing which ADUs are authorised on any residentially zoned parcel without restriction; a compliant ordinance may not require more than one parking space or prohibit kitchens, and HOAs may not prohibit ADUs outright. In June 2026 city staff told FOX5 Las Vegas that the existing code already complies. That position has not been tested in any document this research could read; the Special Use Permit, the 300-ft spacing rule and the 6,000 sq ft lot minimum remain in the code as written — cited by Henderson, Las Vegas, North Las Vegas
- Code check September 20, 2026: the North Las Vegas Municipal Code on Municode, codified through ordinances adopted on or before August 5, 2026 (Supp. No. 146, Update 1, posted August 21, 2026), still lists ADUs as a Special Use in O-L, R-E, R-EL and R-1 with the 6,000 sq ft lot, 300-ft spacing, lesser-of-50%-or-800 sq ft and one-to-two-space parking rules. §17.20.030's ordinance history ends at Ord. No. 3255 (December 17, 2025, ZOA-01-2025), a general zoning text amendment; no 2026 ordinance amending the ADU provisions appears in the code's comparative table or in Municode's ordinance bank — cited by Henderson, North Las Vegas
City by city
- Las Vegas: September 20, 2026 re-verification: the codified Unified Development Code on enCodePlus (current through Ord. 6964 of July 15, 2026) carries Ord. 6963 sections 2-8 in full - LVMC 19.06.040(C)(1)-(8) accessory-structure and ADU standards, the ADU footnote in the U, R-E and R-D accessory tables (secs. 2-5), the "Residential, Accessory Dwelling Unit" land-use row in 19.12.010 (sec. 6), the use standard in 19.12.070 (sec. 7) and the 19.18 definitions of "Residential Accessory Dwelling Unit" and "Kitchen Facilities" (sec. 8). No ordinance after 6963 touches ADUs. The fee figures on this page come from the city's 2026 sewer connection schedule, its Permit Fee Estimator data and the Building & Safety fee tables
- Las Vegas: July 1, 2026: City Council adopted Ordinance No. 6963 (Bill 2026-24), amending LVMC 19.06, 19.12 and 19.18 to conform with Nevada AB 396. The old "Accessory Structure (Class I)" Special Use Permit use became the "Residential, Accessory Dwelling Unit" conditional use in every residential district; the 6,500 sq ft minimum-lot and owner-occupancy-to-rent conditions were dropped; one unit per lot, no larger than the home, full kitchen allowed, one added parking space, Special Use Permit provisions disapplied
- North Las Vegas: Size floor corrected: the current code sets the ADU minimum at 200 sq ft (not the 400 sq ft this page stated on September 1, 2026, taken from a 2017-vintage mirror of the code) and adds a 400 sq ft cap for a tiny-house ADU; the definition of "Dwelling Unit, Accessory" now expressly includes a tiny house (§17.20.030.F.2.c.iv; §17.32.030). The mirror's "one accessory building permit per lot" sentence is no longer in §17.20.030.D.2
- Henderson: Re-verified September 20, 2026 against the live Development Code: every ADU standard on this page (size, 14-ft setback threshold, 5-ft setbacks, 6-ft separation, one per lot, 1 parking space, no owner-occupancy, no minimum lot) reads the same as the site's August 10, 2026 verification. Fees are now from the DSC fee schedule effective October 1, 2025 and rents from HUD FY2027 Small Area FMRs for Henderson ZIP codes.
- Henderson: Ordinance 4171 (ZOA-2026019005, “Development Code Update 2026”), adopted August 18, 2026 and effective August 21, 2026, is now the most recent amendment to Sec. 19.9.4 (ADU standards), Sec. 19.9.1 (use table) and Sec. 19.12.3 (parking). It is an omnibus clean-up ordinance; the ADU figures did not change. Ordinance 4165 (effective August 7, 2026) revised EV parking in Sec. 19.12.2 only.
- Las Vegas: Before July 2026 (Ord. 5895 of March 21, 2007): a Class I accessory structure with a kitchen needed a Special Use Permit, was allowed only in the U, R-A, R-E, R-D and R-1 districts, required a lot over 6,500 sq ft, could not be rented unless the main house was owner-occupied, and required one added parking space
- North Las Vegas: Ordinance 3127 (June 15, 2022) created the short-term rental Conditional Use Permit regime — 660-ft separation between short-term rentals and 2,500 ft from resort hotels — and remains the rule on the city's Short-Term Rentals page (read September 20, 2026)
- North Las Vegas: Ord. No. 3270 (February 18, 2026, ZOA-02-2025) amended §17.20.010–.020, §17.24.010.B and §17.32.030 to allow mixed-use with a residential component on commercial land; it did not touch the ADU standards or the residential setback and height tables
- Las Vegas: January 1, 2026: the city's sewer connection charge rose to $3,235 per ERU (from $2,979 in 2025); the casita class is 0.60 ERU, $1,941
What the rules actually look like across Nevada
Statewide law sets a floor; the numbers that decide your project are local. Here is the spread across the 3 Nevada cities covered here, taken from each city's own ordinance rather than a state summary.
| Question | Across Nevada |
|---|
| Are ADUs permitted? | 2 of 3 permit them, 1 only by discretionary approval. |
| Detached size cap | Median 400 sq ft, from 200 to 400 sq ft across the 2 cities publishing a numeric cap. |
| Owner-occupancy | Required in none of them. |
| Build cost | $100,000 to $260,000 depending on city and unit type. |
| Easiest and hardest here | Henderson scores 7/10; North Las Vegas scores 5/10. |
Recomputed whenever a city page changes, so this and the city pages below cannot disagree.
ADUs in Nevada: common questions
Can I build an ADU in Nevada?
2 of the 3 Nevada cities we cover permit ADUs, 1 only by discretionary approval. Whether yours is allowed depends on your city’s code and your lot; the table below links to each city.
How big can an ADU be in Nevada?
Detached size caps run from 200 to 400 sq ft across the 2 Nevada cities that publish a number; the median is 400 sq ft. Many cities also cap an ADU at a share of the main house.
Do I have to live on the property to build an ADU in Nevada?
None of the cities we cover require the owner to live on site.
How much does it cost to build an ADU in Nevada?
$100,000 to $260,000 depending on the city and the type of unit, from each city’s own cost guide.
How do I get an ADU permit in Nevada?
You apply to your city’s building department for a building permit (or to the county, if the lot is outside city limits). Each city page lists its own process, fees and published review times.
Steps to build an ADU in Nevada
- Confirm who sets the rules for your lot: the city, or the county if you are outside city limits.
- Check your city’s size cap, setbacks and height in the table below or on its city page.
- Check any HOA rules that apply to your property.
- Get plans drawn, or use a pre-approved plan where your city offers one.
- Apply for a building permit; the city page lists the fees and published review times.
- Build, pass the inspections, and get final sign-off before anyone moves in.
Nevada Cities ADU Comparison
| City | Max Size | Setbacks | Permit Fees | Build Cost | 1BR Rent | Score |
| Henderson |
the greater of 25% of the principal dwelling's floor area or 1,000 sq ft, a guaranteed minimum, not a cap (Sec. 19.9.4.B.6.b.ii). Tiny-house ADUs max 400 sq ft excluding lofts; an attached garage doesn't count toward ADU size. The separate accessory-structure cap (greater of 10% of the lot or 50% of the home's livable area, Sec. 19.9.3.C.4.b) also applies to all accessory buildings combined. |
5 ft for a detached ADU 14 ft or less in height; taller ADUs must meet the main house's rear setback (RS-1/RS-2: 25 ft; RS-4/RS-6/RS-8: 15 ft; RM: 10 ft; RH: 15 ft). Detached ADUs need 6 ft of separation from other buildings, or a connecting roof at least 10 ft wide (Sec. 19.9.4.B.6.b.i). |
No ADU line in the DSC fee schedule (eff. 10/1/2025). Closest rows: Accessory Building - Residential at 1,000 sq ft = $1,303 plan check + $1,266 inspection (MPE included); Single-Family Addition at 1,000 sq ft = $1,601 + $1,555. Confirm the fee category at intake. |
$110,000-$260,000 |
$1,350-$1,900/mo |
7/10 |
| Las Vegas |
50% of the principal dwelling's floor area. A detached ADU must meet the district's accessory-structure standards (LVMC 19.06.040(C)(8)): in R-1, R-SL, R-CL, R-TH, R-2, R-3, R-4 and R-MH the Table 2/3 accessory size limit is "not to exceed 50% of the floor area of the principal dwelling unit", and U, R-E and R-D carry the same 50% rule as an ADU footnote to their tables. All accessory buildings together may also cover no more than 50% of the rear yard, and total lot coverage stays within the district cap (50% in R-1). The separate 19.12.070 ceiling - no larger than the home's gross floor area - applies on top, so a detached casita is always the smaller of the two |
3 ft minimum for a detached ADU in R-1, R-SL, R-CL, R-TH, R-D, R-2, R-3, R-4 and R-MH (Table 2, Accessory Structures); 5 ft in U and R-E. No setback is required from a property line that abuts an alley (LVMC 19.06.040(C)(3)). An attached ADU uses the house's rear setback instead (15 ft in R-1) |
Square-footage based (Building & Safety 2020 Building User Fees, Table 3-A, effective July 1, 2021 and still in force). The city's Permit Fee Estimator carries a "Single-Family Casita with Kitchen" line at the R-3 single-family rates: for a wood-frame (Type V) casita up to 1,000 sq ft, plan check $500 + inspection/permit $933 + $55 administration = $1,488; a 1,200 sq ft unit is about $1,676 and a 1,500 sq ft unit about $1,961 (plan check adds $0.467 and inspection $0.477 per sq ft over 1,000). Zoning fees arise only if a standard cannot be met: Administrative Deviation $300; Variance $300 plus $500 notification; Special Use Permit $500 plus $500 notification; Zoning Verification Letter $100 (Department of Planning Fee Schedule, Resolution R-21-2008). Contractors need a Nevada license and a city business license before a permit issues |
$110,000-$230,000 |
$1,200-$1,700/mo |
6/10 |
| North Las Vegas |
800 sq ft or 50% of the principal dwelling's gross floor area, whichever is less, with a 200 sq ft minimum; a tiny-house ADU may not exceed 400 sq ft (§17.20.030.F.2.c.iv). A no-kitchen guest house/casita is capped at the lesser of 25% of the house's living area or 800 sq ft on a 6,000 sq ft lot (§17.20.030.D.2.a.iii). Other accessory buildings: 600 sq ft, or 1,200 sq ft on a 15,000 sq ft lot; all accessory buildings together may cover at most 25% of the rear yard (§17.20.030.D.2.a–b). |
3 ft for an accessory structure in every residential district — O-L, R-E, R-EL, R-1, R-CL, R-2, R-3 and R-4 (Table 17.24.010-2). The principal dwelling in R-1 must keep 15 ft, so the accessory allowance is a real gain. The binding limit is usually coverage: all accessory buildings, detached garages and casitas together may not occupy more than 25% of the rear yard (§17.20.030.D.2.a–b). |
Special Use Permit $1,000 ($500 + $500 notification; Land Development Application Manual). Building permit by valuation, Table 3-A: $620 for the first $100,000 + $3.30 per $1,000, plus 65% plan check, 10% zoning review, $75 admin and 3% recording (§15.72.230) — about $1,470 on a $150,000 unit. |
$100,000-$220,000 |
$1,300-$1,750/mo |
5/10 |
County (Unincorporated) ADU Rules in Nevada
Building on land outside city limits? Unincorporated county areas follow the county's ADU code, not a city's. We cover these Nevada counties:
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