The City of Las Vegas regulates ADUs as 'Class I Accessory Structures' under Title 19, requiring a discretionary Special Use Permit, a lot over 6,500 sq ft, one extra parking space, and owner-occupancy of the main home if the unit is rented. Nevada AB 396 (Chapter 365, 2025) now requires the city to adopt an ADU-authorizing ordinance — if it fails to do so by July 1, 2026, ADUs become authorized on residential parcels without restriction. Homeowners should verify the city's AB 396 compliance status before applying.
Zoning & Size Requirements [1][2][3]
| Allowed Zones | U (Undeveloped), R-A (Ranch Acres), R-E (Residence Estates), R-D (Single Family Residential-Restricted), and R-1 (Single Family Residential) — Special Use Permit required in each (Title 19.12, Accessory Structure Class I) |
| Max Size (Detached) | No separate ADU cap; total floor area of ALL accessory structures limited to 50% of the principal dwelling's floor area, and ground floors of accessory buildings may not cover more than 50% of the rear yard (19.08.040) |
| Max Size (Attached) | Counts toward the same 50%-of-principal-dwelling accessory structure limit (19.08.040) |
| Max Size (JADU) | Not a defined category in Las Vegas; interior conversions with kitchens fall under Accessory Structure Class I rules |
| Max Height | 2 stories / 35 ft maximum, or the height of the main building, whichever is less (19.08.040) |
| Max Units | 1 accessory dwelling per property |
Setback Requirements [1][2][3]
| Rear Setback | 3 feet minimum for detached accessory structures, plus 6-ft separation from the main dwelling; no setback required from a property line abutting an alley |
| Side Setback | 3 feet minimum, plus 6-ft separation from the main dwelling; corner lots must match the main dwelling's street-side setback |
| Front Setback | Detached accessory structures are not permitted in front of the primary structure |
| Parking Required | 1 additional on-site parking space required beyond the normal requirement (Title 19.12 Class I standards) |
| Owner Occupancy | Required to rent: unless the principal dwelling is owner-occupied, a Class I accessory structure may not be offered or occupied as a rental unit |
| Min Lot Size | Lot must exceed 6,500 sq ft (Special Use Permit minimum requirement) |
Permit Process & Fees [4][5]
| Approval Process | Special Use Permit (public notice + hearing) followed by standard building permit; ADUs are classified as 'Accessory Structure (Class I)' in the Unified Development Code |
| Review Timeline | Confirm with Las Vegas Planning Department — the SUP hearing process adds months versus over-the-counter permits |
| Permit Fees | Special Use Permit reported at $1,030 ($500 application + $500 notification + $30 recording, per Las Vegas Review-Journal) plus valuation-based building permit fees — confirm current fee schedule with the city |
| Impact Fees | Confirm with City of Las Vegas Building & Safety |
| Plan Check | Confirm with City of Las Vegas Building & Safety |
| 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) | $1,150-$1,450/mo |
| Avg Rent (2 Bedroom) | $1,400-$1,750/mo |
| Short-Term Rental | No — accessory dwelling rental agreements must exceed 30 days (per Review-Journal reporting on area jurisdictions), and the city's separate short-term rental licensing regime applies |
| 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 Clark and Washoe Counties and cities over 60,000 (Las Vegas, Henderson, North Las Vegas, Reno, Sparks) 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; local ordinances may not require more than 1 parking space or prohibit kitchens; HOAs may not prohibit ADUs outright
- Reno became the first AB 396 ordinance adopter on October 8, 2025 — City of Las Vegas compliance ordinance status as of June 2026: confirm with Las Vegas Planning Department
- Las Vegas's existing Class I Accessory Structure framework (Special Use Permit, owner-occupancy for rentals) dates to Ordinance 5895 (March 21, 2007) and predates AB 396
Tips for Building an ADU in Las Vegas
- Check the city's AB 396 compliance ordinance status before filing — the state-mandated rewrite (due July 1, 2026) is likely to relax the Special Use Permit, lot-size, and owner-occupancy rules that currently apply
- Budget about $1,030 and a public hearing for the Special Use Permit before any construction drawings; neighbors are formally notified and can object
- If you don't live in the main house, you cannot legally rent the casita under current rules — investors should verify owner-occupancy requirements before buying
- Lots of 6,500 sq ft or less don't qualify under current rules — verify your parcel size on the Clark County Assessor's map first, and note unincorporated Clark County (much of the metro area) has different, county-level rules
Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Las Vegas Zoning Code Title 19, Ch. 19.12 Permissible Uses — Accessory Structure Class I/II (official PDF) Municipal Code — Accessed 2026-06-10
- Las Vegas Zoning Code Title 19, Ch. 19.08 Development Standards — Accessory Structures (official PDF) Municipal Code — Accessed 2026-06-10
- Nevada AB 396 (2025), Chapter 365 — ADU mandate for large cities/counties state_law — Accessed 2026-06-10
- Las Vegas Review-Journal — Area jurisdictions have different rules for renting out guest home news_media — Accessed 2026-06-10
- City of Las Vegas Unified Development Code (online) Municipal Code — 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 Las Vegas, NV (May 2026: 1BR $1,286, 2BR $1,562) Market Data — Accessed 2026-06-10
Frequently Asked Questions
Can I build an ADU in Las Vegas?
Yes. ADUs are allowed in U (Undeveloped), R-A (Ranch Acres), R-E (Residence Estates), R-D (Single Family Residential-Restricted), and R-1 (Single Family Residential) — Special Use Permit required in each (Title 19.12, Accessory Structure Class I) in Las Vegas. The maximum size for a detached ADU is No separate ADU cap; total floor area of ALL accessory structures limited to 50% of the principal dwelling's floor area, and ground floors of accessory buildings may not cover more than 50% of the rear yard (19.08.040). No owner-occupancy is required.
How much does an ADU cost in Las Vegas?
ADU construction in Las Vegas 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 Las Vegas?
Average ADU rents in Las Vegas are $1,150-$1,450/mo for a 1-bedroom and $1,400-$1,750/mo for a 2-bedroom unit.
Do I need parking for an ADU in Las Vegas?
1 additional on-site parking space required beyond the normal requirement (Title 19.12 Class I standards). Check with Las Vegas 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 Las Vegas?
The permit review timeline in Las Vegas is Confirm with Las Vegas Planning Department — the SUP hearing process adds months versus over-the-counter permits. Fees range from Special Use Permit reported at $1,030 ($500 application + $500 notification + $30 recording, per Las Vegas Review-Journal) plus valuation-based building permit fees — confirm current fee schedule with the city.
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