Henderson permits an accessory dwelling unit (ADU, casita or tiny house) subject to code standards, not a conditional use permit, in every RS, RM, RH, MC and MN district (Table 19.9.1-2). The size rule is the greater of 25% of the main home's floor area or 1,000 sq ft, so 1,000 sq ft is a floor rather than a cap (Sec. 19.9.4.B.6.b.ii). A detached ADU 14 ft or shorter needs only 5-ft side and rear setbacks; one ADU per lot, one parking space, no minimum lot size and no owner-occupancy requirement. The permit is a building permit through the Development Services Center; the 10/1/2025 fee schedule puts a 1,000 sq ft residential accessory building at about $2,569 in plan check and inspection. Re-verified September 20, 2026 against Development Code Sec. 19.9.4, current through Ordinance 4171 (effective August 21, 2026).
Outside city limits? If your property is in unincorporated Clark County (not within Henderson's boundaries), different rules apply — see our Clark County (unincorporated) ADU rules.
Zoning & Size Requirements [1][2][3][4][5][6][7][8]
Yes — Henderson allows ADUs. The size limit is a formula rather than one figure — see the size rule in the table below — under current Nevada and Henderson zoning rules.
See what this means for your lot — ask Henderson ADU builders for a quote →
| Allowed Zones | the RS (RS-1/2/4/6/8), RM (RM-10/16), RH (RH-24/36), MC and MN districts, not RMH, MR or any commercial or industrial district, subject to use-specific standards and no conditional use permit (“S” in Table 19.9.1-2, current through Ord. 4171 eff. 8/21/2026; standards at Sec. 19.9.4.B.6) |
| Max Size (Detached) | 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. |
| Max Size (Attached) | the greater of 25% of the principal dwelling's floor area or 1,000 sq ft, the same rule as detached ADUs (Sec. 19.9.4.B.6.b.ii); Henderson sets no separate attached-ADU percentage |
| Max Size (JADU) | not a separate category; an ADU built within the primary residence follows the same greater-of-25%-or-1,000 sq ft rule (Sec. 19.9.4.B.6.a defines detached, attached and internal ADUs together) |
| Max Height | No explicit height cap in the ADU standards; height instead drives setbacks at a 14-ft threshold (Sec. 19.9.4.B.6.b.i). RS primary buildings cap at 35 ft (Table 19.2.2-1) and residential accessory structures at 24 ft (Sec. 19.9.3.C.4.c); confirm with the Planning Division which applies to a detached ADU. |
| Max Units | 1 accessory dwelling unit per lot (Sec. 19.9.4.B.6.b.iii). ADUs do not count toward the district's maximum residential density (Sec. 19.9.4.B.6.b.iv). |
Setback Requirements [1][2][3][4][5][6][7][8]
Henderson requires a rear setback of about 5 ft for a detached ADU, and one off-street parking space is required. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 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). |
| Side Setback | Interior side: 5 ft for a detached ADU 14 ft or less in height; taller ADUs meet the main house's (RS-1/RS-2: 10 ft; RS-4/RS-6/RS-8: 5 ft; RM: 5 ft; RH: 10 ft). Corner side always matches the main house's (RS-1/RS-2: 15 ft; RS-4/6/8: 10 ft). |
| Front Setback | Must match the principal dwelling's front setback (RS-1/RS-2: 20 ft; RS-4/RS-6/RS-8: 10 ft; RM/RH: 10 ft, Table 19.2.2-1). An ADU in the front or corner side yard must match the main house's materials, roof and color (Sec. 19.9.4.B.6.b.v). |
| Parking Required | 1 off-street space per ADU (Sec. 19.12.3 residential parking table, current through Ord. 4171), at Nevada AB 396's ceiling, which bars local ordinances from requiring more than one space for an ADU. |
| Owner Occupancy | Not required; no owner-occupancy condition appears in the ADU standards (Sec. 19.9.4.B.6), making Henderson the Las Vegas Valley exception. Occupancy follows the Code's “family unit” rule (Ch. 19.37): any number of related people, or up to 6 unrelated people. The ADU may not be sold apart from the main house (19.9.4.B.6.b.vi). |
| Min Lot Size | None for ADUs. District minimums govern lot creation only (Table 19.2.2-1: RS-1: 40,000 sq ft; RS-2: 20,000; RS-4: 10,000; RS-6: 6,000; RS-8: 4,000; RM: 3,000), so a typical 6,000 sq ft RS-6 tract lot qualifies. |
Permit Process & Fees [9][10][11][12][13]
An ADU permit in Henderson goes through a standard permit review. Review time: not published for residential permits. The DSC offers over-the-counter review for qualifying permits and an expedited-review option; ask at intake for the current turnaround. Permit fees: 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.
| Approval Process | No conditional use permit or hearing: ADUs are permitted subject to the Sec. 19.9.4.B.6 standards, so the path is a building permit through the Development Services Center (240 S. Water St.; online applications via the city's permit portal). The design-compatibility standard (materials, colors, mass) is checked with the permit. Virtual counter appointments are offered; ask whether your permit qualifies for over-the-counter review. |
| Review Timeline | Not published for residential permits. The DSC offers over-the-counter review for qualifying permits and an expedited-review option; ask at intake for the current turnaround. |
| Permit Fees | 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. |
| Impact Fees | Not published for ADUs. Henderson has a Residential Construction Tax chapter (HMC 19.17); whether it and any utility connection charges are assessed on an ADU is determined at intake. Confirm with the Development Services Center. |
| Plan Check | Plan check is priced with inspection in DSC Table A (eff. 10/1/2025) and includes mechanical, plumbing and electrical review: $1,079 at 200 sq ft, $1,164 at 600 sq ft, $1,303 at 1,000 sq ft for a residential accessory building. Planning-side fees, if needed: Design Review $274, Administrative Adjustment $164, Zoning Verification Letter $109 (eff. 8/1/2025). |
| Pre-Approved Plans | No city pre-approved ADU plan program identified as of September 2026 (none on the Community Development checklists and handouts page) |
Get Free ADU Quotes in Henderson
Tell us about your project and we'll pass it to ADU builders serving Henderson. Free, no obligation — you choose who to work with. We don't have builders in every area yet; if nobody covers yours, we'll email you to say so.
1. Tell us your project
Takes about a minute.
Takes about a minute.
2. We match local pros
Up to 5 independent local ADU builders — never more, and we tell them nothing you don't submit here.
Up to 5 independent local ADU builders — never more, and we tell them nothing you don't submit here.
3. You choose
Compare quotes, verify license & insurance, hire (or don't). No spam either way.
Compare quotes, verify license & insurance, hire (or don't). No spam either way.
🔒 Your info is secure. We share it only with contractors quoting your project. No spam, no obligation.
Just browsing? Search ADU builders near you by ZIP code.
Construction Costs [14][15][16]
Building an ADU in Henderson typically costs $110,000-$260,000 ($180-$330 per sq ft); a garage conversion runs $50,000-$120,000.
See what this means for your lot — ask Henderson ADU builders for a quote →
| Average Build Cost | $110,000-$260,000 |
| Cost per Sq Ft | $180-$330 |
| Garage Conversion | $50,000-$120,000 |
| Prefab ADU (Installed) | $80,000-$180,000 |
Finance Your ADU Project
Most ADU projects are funded through HELOCs, construction loans, or cash-out refinancing. Compare rates from top lenders.
Some links on this page are affiliate links. We may earn a commission at no extra cost to you. Learn more
Rental Income Potential [17][18]
A 2-bedroom ADU in Henderson rents for around $1,600-$2,250/mo, an estimated 5-7% return on cost.
| Avg Rent (1 Bedroom) | $1,350-$1,900/mo |
| Avg Rent (2 Bedroom) | $1,600-$2,250/mo |
| Short-Term Rental | Not addressed in the ADU standards. Rentals under 30 days are a separate use (“S” in RS/RM/RH) governed by Sec. |
| Est. Annual ROI | 5-7% return on cost |
Explore Prefab ADU Options
Prefab ADUs can save 20-40% vs. traditional construction and cut build time in half.
Some links on this page are affiliate links. We may earn a commission at no extra cost to you. Learn more
Recent Law Changes
What's Changed Recently
- 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.
- 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.
- Correction to our earlier note: the Ordinance History Table lists Ord. 4149 (AB 241 compliance, effective March 6, 2026) as amending Sec. 19.2.2, 19.4.2, 19.9.1 and 19.10, not Sec. 19.9.4; Table 19.2.2-1 (district setbacks and lot minimums) is current through that ordinance.
- Henderson's ADU standards meet Nevada AB 396's substantive limits: parking is capped at 1 space per ADU, no kitchen prohibition appears in the code, and there is no owner-occupancy requirement. The Ordinance History Table (read September 20, 2026) records no separate ADU-specific or AB 396-titled ordinance.
- Nevada AB 396 (Chapter 365, Statutes of Nevada 2025): requires covered large cities and counties, Henderson among them, to adopt an ordinance authorizing ADUs on residential property; if not adopted by July 1, 2026, ADUs are authorized on any residentially zoned parcel without restriction; ordinances may not require more than 1 parking space or prohibit kitchens; HOAs may not prohibit ADUs outright
- Reno adopted the first AB 396 compliance ordinance on October 8, 2025; the other covered Clark County jurisdictions (Las Vegas, North Las Vegas, unincorporated Clark County) were compliant by the July 1, 2026 deadline
Tips for Building an ADU in Henderson
- 1,000 sq ft is a floor, not a cap: the code reads “whichever is greater,” so if 25% of your home's floor area beats 1,000 sq ft you are entitled to the larger number. A 4,800 sq ft house supports a 1,200 sq ft ADU; a 2,000 sq ft house still gets the full 1,000 sq ft. Check the combined accessory-structure cap too (greater of 10% of the lot or 50% of the home's livable area, Sec. 19.9.3.C.4.b) if you already have a large garage or shop.
- There is no conditional use permit and no minimum lot size for a Henderson ADU. A standard 6,000 sq ft RS-6 tract lot qualifies; older guidance still circulating online wrongly describes a discretionary process limited to large lots.
- Henderson remains the only Las Vegas Valley jurisdiction with no owner-occupancy requirement, so you can build an ADU and rent it out without living in the main house. The ADU cannot be sold separately from the house (Sec. 19.9.4.B.6.b.vi).
- Keep a detached ADU at 14 ft or less in height to use the 5-ft side and rear setbacks. Go taller and you inherit the main house's setbacks, which in RS-1 or RS-2 means 25 ft at the rear, often the difference between a buildable and an unbuildable backyard.
- Fee basis: the DSC fee schedule effective October 1, 2025 has no ADU line. Table A prices a residential accessory building at $1,396 (200 sq ft), $1,797 (600 sq ft) and $2,569 (1,000 sq ft) for plan check plus inspection, MPE included; a single-family addition at 1,000 sq ft is $3,156. A code-compliant ADU should need no planning application; if you need relief from a standard, a Waiver of Standards is $287 + $300 notification and a Variance $413 + $300 (planning schedule effective August 1, 2025).
- Cost basis: Las Vegas Valley industry guides dated 2026 (a July 9, 2026 brokerage table: garage conversions $100-180 per sq ft, detached casitas $180-300 per sq ft, prefab $140-250 per sq ft installed; a 2026 ADU cost guide: detached 500-1,200 sq ft $130,000-$260,000; a 2026 property-manager guide: $200-350 per sq ft all-in). Rents are HUD FY2027 Small Area Fair Market Rents for Henderson ZIP codes: 1BR $1,340 (89015) to $1,940 (89044), 2BR $1,570 to $2,280.
- HOA architectural review still applies in Henderson's master-planned communities (Anthem, Inspirada, Cadence, MacDonald Ranch, Lake Las Vegas) even though AB 396 bars outright HOA bans; check your CC&Rs before you design. A manufactured unit built to ANSI 119.5 must also meet the IRC as adopted by Henderson (Sec. 19.9.4.B.6.b.vii).
- Cost basis (2026-09-20 re-verification): short term allowed: Not addressed in the ADU standards. Rentals under 30 days are a separate use (“S” in RS/RM/RH) governed by Sec. 19.9.4.F.2: city registration ($902), a Nevada business license, 1,000 ft from any other registered short-term rental and 2,500 ft from a resort hotel. Confirm with Henderson whether an ADU may be registered.
ADU Builders in Henderson
Looking for an ADU builder in Henderson? ADU projects need a contractor experienced with local zoning, the permit process, and utility connections — not every general contractor has built one. We match Henderson homeowners with experienced local ADU contractors who provide free, no-obligation quotes. Getting at least three bids typically saves 20-40% on the same scope.
Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Henderson Development Code Title 19, Sec. 19.9.4 Residential Uses, ADU standards at 19.9.4.B.6 (definition, setbacks, size, one per lot, density, design, not sold separately, ANSI 119.5) and STR standards at 19.9.4.F.2; history note Ord. 4171 (08/18/2026), effective 8/21/2026 Municipal Code — Accessed 2026-09-20
- Henderson Development Code Title 19, Sec. 19.9.1 Land Use Regulations: Table 19.9.1-1 symbol legend and Table 19.9.1-2 (Accessory Dwelling Unit = “S” in RS, RM, RH, MC, MN); current through Ord. 4171, effective 8/21/2026 Municipal Code — Accessed 2026-09-20
- Henderson Development Code Title 19, Sec. 19.2.2 Development Standards, Table 19.2.2-1 (residential district lot minimums, 35-ft RS height, front/side/corner/rear setbacks); current through Ord. 4149, effective 3/6/2026 Municipal Code — Accessed 2026-09-20
- Henderson Development Code Title 19, Sec. 19.9.3 Accessory Uses, 19.9.3.C.4 residential accessory structures (combined size cap, 24-ft height); current through Ord. 4171 Municipal Code — Accessed 2026-09-20
- Henderson Development Code Title 19, Sec. 19.12.3 Required Parking and Loading Spaces, Accessory Dwelling Unit: 1 per ADU; current through Ord. 4171, effective 8/21/2026 Municipal Code — Accessed 2026-09-20
- Henderson Development Code Title 19, Chapter 19.37 Definitions of Terms: “Family Unit” (any number of related people or no more than six unrelated) and “Tiny House” (400 sq ft or less) Municipal Code — Accessed 2026-09-20
- Henderson Development Code Ordinance History Table: Ord. 4118 (11/04/2025), Ord. 4149 (ZOA-2026018245, AB 241 compliance, adopted 3/3/2026, eff. 3/6/2026), Ord. 4165 (EV parking, eff. 8/7/2026), Ord. 4171 (ZOA-2026019005, Development Code Update 2026, adopted 8/18/2026, eff. 8/21/2026, amending 19.9.1, 19.9.3, 19.9.4, 19.12.3 and others) Municipal Code — Accessed 2026-09-20
- Nevada AB 396 (2025), Chapter 365, ADU mandate for large cities/counties (statute text not re-read 9/20/2026: leg.state.nv.us blocks automated access; terms carried from the site's 2026-08-10 reading) State Law — Accessed 2026-08-10
- City of Henderson Development Services Center, DSC Fee Schedule effective 10/01/2025, Table A Building Plan Check and Inspection - New Construction Fees (Accessory Building - Residential; Single-Family Residential - Addition; all fees include MPE) Planning Department — Accessed 2026-09-20
- City of Henderson Development Services Center, Fees Schedules index (Complete DSC Fee Schedule effective 10/01/2025) Planning Department — Accessed 2026-09-20
- City of Henderson Community Development & Services, Application Fee Schedule (revised 04/2025, CPI-adjusted fees effective August 1, 2025: Design Review $274, Administrative Adjustment $164, CUP $551, Variance $413, Waiver of Standards $287, notification $300, Zoning Verification Letter $109, STR registration $902) Planning Department — Accessed 2026-09-20
- City of Henderson Development Services Center (240 S. Water St.; hours, virtual counter, over-the-counter and expedited review links) Planning Department — Accessed 2026-09-20
- City of Henderson Community Development & Services, Checklists, Handouts and Guidelines (no ADU handout or pre-approved plan program listed) Planning Department — Accessed 2026-09-20
- Building an ADU or Casita in Clark County: 2026 Rules, cost table by build path (Las Vegas brokerage, updated July 9, 2026) industry — Accessed 2026-09-20
- How Much Does an ADU Cost in Las Vegas in 2026? budgeting ranges by type and size (ADU Wizard, 2026) industry — Accessed 2026-09-20
- Adding a Casita or ADU to a Las Vegas Rental, Costs and Returns: $200-350 per sq ft all-in and return on cost (Las Vegas property manager, 2026) industry — Accessed 2026-09-20
- HUD FY 2027 Small Area Fair Market Rent Schedule, Las Vegas-Henderson-North Las Vegas, NV MSA ZIP codes 89002, 89011, 89012, 89014, 89015, 89044, 89052, 89074 Government Data — Accessed 2026-09-20
- HUD FY 2027 Schedule of Metropolitan Fair Market Rents, Las Vegas-Henderson-North Las Vegas, NV MSA (0BR $1,310, 1BR $1,435, 2BR $1,686) Government Data — Accessed 2026-09-20
Frequently Asked Questions
Can I build an ADU in Henderson?
Yes. ADUs are allowed in the RS (RS-1/2/4/6/8), RM (RM-10/16), RH (RH-24/36), MC and MN districts, not RMH, MR or any commercial or industrial district, subject to use-specific standards and no conditional use permit (“S” in Table 19.9.1-2, current through Ord. 4171 eff. 8/21/2026; standards at Sec. 19.9.4.B.6) in Henderson. The maximum size for a detached ADU is 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.. Owner-occupancy is not required, so you can rent out the ADU.
How much does an ADU cost in Henderson?
ADU construction in Henderson typically costs $110,000-$260,000. Garage conversions run $50,000-$120,000, and prefab ADUs cost $80,000-$180,000.
How much can I rent an ADU for in Henderson?
Average ADU rents in Henderson are $1,350-$1,900/mo for a 1-bedroom and $1,600-$2,250/mo for a 2-bedroom unit.
Do I need parking for an ADU in Henderson?
1 off-street space per ADU (Sec. 19.12.3 residential parking table, current through Ord. 4171), at Nevada AB 396's ceiling, which bars local ordinances from requiring more than one space for an ADU.. Check with Henderson planning department for the latest Nevada ADU parking rules, as many states have relaxed requirements in recent years.
How long does it take to get an ADU permit in Henderson?
Henderson does not publish a standard ADU review timeline. The DSC offers over-the-counter review for qualifying permits and an expedited-review option; ask at intake for the current turnaround. Permit fees: 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.
Ready to Build in Henderson?
Get free, no-obligation quotes from top-rated ADU contractors in Henderson.
Get Free Quotes →Build ADUs in Henderson?
Homeowners read this page while planning, then ask us to connect them with a local builder. We pass those requests to builders who cover Henderson — a flat fee only on the leads you accept, no subscription, and you contract directly with the homeowner.
See who's waiting in Nevada →