Henderson permits accessory dwelling units subject to code standards — not a conditional use permit — in every single-family (RS), medium-density (RM), high-density (RH) and Corridor/Neighborhood Mixed-Use (MC, MN) district. The size rule is unusually generous: the greater of 25% of the principal dwelling's floor area or 1,000 sq ft, so 1,000 sq ft is a floor rather than a ceiling. One ADU per lot, one parking space, no minimum lot size and no owner-occupancy requirement — the Las Vegas Valley exception. Verified against Development Code Sec. 19.9.4.B.6, current through Ordinance 4149 (effective March 6, 2026).
Zoning & Size Requirements [1][2][3][4][5][6]
Yes — Henderson allows ADUs. A detached ADU can typically be up to 1,000 sq ft under current Nevada and Henderson zoning rules.
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| 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 rather than a conditional use permit (“S” in Table 19.9.1-2; 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 |
| 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; Henderson sets no separate attached-ADU percentage |
| Max Size (JADU) | not a separate category — an ADU built inside the primary residence follows the same size rule |
| Max Height | No explicit height cap in the ADU standards; height instead drives setbacks at a 14-ft threshold. RS primary buildings cap at 35 ft and residential accessory structures at 24 ft — confirm with Henderson 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]
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). Detached ADUs need 6 ft of separation from other buildings, or a connecting roof. |
| 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). Corner side always matches the main house's. |
| 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). |
| Parking Required | 1 off-street space per ADU (Sec. 19.12.3, residential parking table) — 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, making Henderson the Las Vegas Valley exception. Occupancy follows the Code's “family unit” rule: any number of related people, or up to 6 unrelated people. |
| Min Lot Size | None for ADUs. District minimums govern lot creation only (RS-4: 10,000 sq ft; 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 [7][8]
An ADU permit in Henderson goes through a standard permit review. Confirm with Henderson Development Services Center. Permit fees: Confirm with Henderson Development Services Center.
| Approval Process | No conditional use permit — ADUs are permitted subject to the Sec. 19.9.4.B.6 standards, so the path is a building permit through the Henderson Development Services Center plus design review for compatibility with the main house. Free pre-application consultations available. |
| Review Timeline | Confirm with Henderson Development Services Center |
| Permit Fees | Confirm with Henderson Development Services Center |
| Impact Fees | Confirm with Henderson Development Services Center |
| Plan Check | Confirm with Henderson Development Services Center |
| Pre-Approved Plans | No city pre-approved ADU plan program identified as of August 2026 |
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Construction Costs [9][10]
Building an ADU in Henderson typically costs $130,000-$250,000 ($140-$280 per sq ft); a garage conversion runs $60,000-$140,000.
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| Average Build Cost | $130,000-$250,000 |
| Cost per Sq Ft | $140-$280 |
| Garage Conversion | $60,000-$140,000 |
| Prefab ADU (Installed) | $90,000-$200,000 |
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Rental Income Potential [11]
A 2-bedroom ADU in Henderson rents for around $1,550-$1,900/mo, an estimated 5-8% annual return.
| Avg Rent (1 Bedroom) | $1,300-$1,650/mo |
| Avg Rent (2 Bedroom) | $1,550-$1,900/mo |
| Short-Term Rental | Not addressed in the ADU standards. Rentals under 30 days are a separate use (“S” in RS/RM/RH) requiring city registration and a Nevada business license — confirm with Henderson whether an ADU may be registered as one. |
| Est. Annual ROI | 5-8% annual return |
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Recent Law Changes
What's Changed Recently
- Verified against the primary source August 10, 2026: Henderson ADUs are permitted subject to standards (“S” in Table 19.9.1-2), NOT a conditional use, across all RS, RM, RH, MC and MN districts — earlier reporting describing a discretionary, conditional-use-only regime limited to four low-density zones is not supported by the Development Code
- Ordinance 4149 (ZOA-2026018245), adopted March 3, 2026 and effective March 6, 2026, is the most recent amendment to Sec. 19.9.4, the section containing the ADU standards; it was adopted for compliance with Nevada AB 241 (by-right multifamily and mixed-use on commercially zoned land), not for ADUs specifically. Sec. 19.9.4 was also amended by Ord. 4118 (effective November 7, 2025)
- Henderson's ADU standards already 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 records no separate ADU-specific or AB 396-titled ordinance
- Nevada AB 396 (Chapter 365, Statutes of Nevada 2025): requires Henderson (city over 60,000 population) 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.
- 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 — this is the single biggest correction to the older guidance still circulating online, which 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.
- 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.
- Attached and internal ADUs follow the same size rule as detached ones — there is no separate 50% attached-ADU formula in Henderson, despite what several 2026 blog posts say. That 50% figure is the accessory-structure rule for garages and sheds, or a Clark County standard, not a Henderson ADU rule.
- 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.
ADU Builders in Henderson
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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 (size, setbacks, one per lot, density); current through Ord. 4149, eff. 3/6/2026 Municipal Code — Accessed 2026-08-10
- 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) Municipal Code — Accessed 2026-08-10
- Henderson Development Code Title 19, Sec. 19.2.2 Development Standards — Table 19.2.2-1, residential district minimum lot areas and setbacks (RS-6 = 6,000 sq ft) Municipal Code — Accessed 2026-08-10
- Henderson Development Code Title 19, Sec. 19.12.3 Required Parking and Loading Spaces — Accessory Dwelling Unit: 1 space per ADU Municipal Code — Accessed 2026-08-10
- Henderson Development Code Ordinance History Table — Ord. 4149 (ZOA-2026018245, AB 241 compliance) adopted 3/3/2026, effective 3/6/2026, amending Sec. 19.9.1 and 19.9.4 Municipal Code — Accessed 2026-08-10
- Nevada AB 396 (2025), Chapter 365 — ADU mandate for large cities/counties State Law — Accessed 2026-06-10
- Development Code & Revisions — City of Henderson Planning Department — Accessed 2026-08-10
- Construction Codes / Development Services Center — City of Henderson Planning Department — Accessed 2026-08-10
- Angi — ADU Construction Cost Data Market Data — Accessed 2026-06-10
- Angi — Guest House / ADU Build Costs Market Data — Accessed 2026-06-10
- RentCafe — Average Rent in Henderson, NV (2026: 1BR $1,481, 2BR $1,702) Market Data — Accessed 2026-06-10
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