Henderson allows accessory dwelling units only as a conditional (discretionary) use in four low-density single-family residential zones, with units capped at 25% of the main home's square footage up to 1,000 sq ft per Review-Journal reporting on the Henderson Development Code. Unusually for the Las Vegas Valley, Henderson does not require owner-occupancy to rent the unit long-term. Nevada AB 396 (2025) requires Henderson to adopt an ADU-authorizing ordinance by July 1, 2026 or ADUs become authorized on residential parcels without restriction — rules may change significantly.
Zoning & Size Requirements [1][2][3]
| Allowed Zones | Conditional use in four low-density single-family residential zones (Henderson Development Code Title 19, Sec. 19.9.3 Accessory Uses); in RS-6 a minimum 10,000 sq ft lot is required |
| Max Size (Detached) | 25% of the main single-family home's square footage (excluding carports, garages, unfinished basements), max 1,000 sq ft per Review-Journal reporting; some 2026 secondary sources cite a 1,200 sq ft cap — confirm the current limit with Henderson Community Development |
| Max Size (Attached) | Subject to the same 25% / 1,000 sq ft framework — confirm with Henderson Community Development |
| Max Size (JADU) | Not a defined category in Henderson; internal ADUs follow standard accessory dwelling rules |
| Max Height | Confirm with Henderson Community Development (Development Code 19.9.3) |
| Max Units | 1 accessory dwelling per property |
Setback Requirements [1][2][3]
| Rear Setback | Per underlying zoning district; minimum 6-ft separation from the main residence required — confirm exact district setbacks with Henderson Community Development |
| Side Setback | Per underlying zoning district — confirm with Henderson Community Development |
| Front Setback | Per underlying zoning district — confirm with Henderson Community Development |
| Parking Required | 1 additional off-street space typically cited; Nevada AB 396 (2025) bars local ordinances from requiring more than 1 ADU space — confirm current standard with Henderson |
| Owner Occupancy | Not required — Henderson is the Vegas-area exception; occupancy is instead limited to no more than 4 unrelated persons per dwelling |
| Min Lot Size | 10,000 sq ft in RS-6; other eligible low-density zones generally have 10,000+ sq ft minimum lots |
Permit Process & Fees [4][5]
| Approval Process | Conditional use approval through Henderson Community Development, then standard building permit via the Development Services Center; 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 June 2026 |
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Construction Costs [6][7]
| 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 [8]
| Avg Rent (1 Bedroom) | $1,300-$1,650/mo |
| Avg Rent (2 Bedroom) | $1,550-$1,900/mo |
| Short-Term Rental | No — accessory dwelling rental agreements must exceed 30 days (per Review-Journal reporting); Henderson's separate short-term rental licensing rules apply to other property types |
| Est. Annual ROI | 5-8% annual return |
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Recent Law Changes
What's Changed Recently
- 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 — Henderson's compliance ordinance status as of June 2026: confirm with Henderson Community Development
- Henderson's existing conditional-use ADU framework in Development Code 19.9.3 predates AB 396 and is expected to be revised
Tips for Building an ADU in Henderson
- Henderson is the only Las Vegas Valley jurisdiction that lets you rent an ADU long-term (30+ day leases) without living in the main house — a real advantage for investors if your lot qualifies
- Only four low-density single-family zones qualify and approval is discretionary — book a free pre-application consultation at Henderson's Development Services Center before spending on design
- Most qualifying zones require 10,000+ sq ft lots (RS-6 explicitly requires 10,000 sq ft), so typical 6,000 sq ft tract lots in master-planned communities generally won't qualify under current rules — and HOA architectural review still applies even though AB 396 bars outright HOA bans
- Watch for Henderson's AB 396 compliance ordinance (statutory deadline July 1, 2026): the zone list, 1,000 sq ft cap, and conditional-use requirement could all be loosened — verify current rules before designing
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. 19.9.3 Accessory Uses (Accessory Dwelling Units) Municipal Code — Accessed 2026-06-10
- Las Vegas Review-Journal — Area jurisdictions have different rules for renting out guest home (Henderson specifics) news_media — Accessed 2026-06-10
- 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 2026-06-10
- Construction Codes / Development Services Center — City of Henderson Planning Department — Accessed 2026-06-10
- HomeAdvisor — 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
Frequently Asked Questions
Can I build an ADU in Henderson?
Yes. ADUs are allowed in Conditional use in four low-density single-family residential zones (Henderson Development Code Title 19, Sec. 19.9.3 Accessory Uses); in RS-6 a minimum 10,000 sq ft lot is required in Henderson. The maximum size for a detached ADU is 25% of the main single-family home's square footage (excluding carports, garages, unfinished basements), max 1,000 sq ft per Review-Journal reporting; some 2026 secondary sources cite a 1,200 sq ft cap — confirm the current limit with Henderson Community Development. No owner-occupancy is required.
How much does an ADU cost in Henderson?
ADU construction in Henderson typically costs $130,000-$250,000. Garage conversions run $60,000-$140,000, and prefab ADUs cost $90,000-$200,000.
How much can I rent an ADU for in Henderson?
Average ADU rents in Henderson are $1,300-$1,650/mo for a 1-bedroom and $1,550-$1,900/mo for a 2-bedroom unit.
Do I need parking for an ADU in Henderson?
1 additional off-street space typically cited; Nevada AB 396 (2025) bars local ordinances from requiring more than 1 ADU space — confirm current standard with Henderson. 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?
The permit review timeline in Henderson is Confirm with Henderson Development Services Center. Fees range from Confirm with Henderson Development Services Center.
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