On July 1, 2026 the Las Vegas 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 ordinance removes the old 6,500 sq ft minimum-lot Special Use Permit requirement and allows an ADU with a full kitchen without a discretionary SUP hearing; one ADU is allowed per property. The codified text is not yet published - confirm exact size, setback and parking standards with Las Vegas Planning before designing.
Zoning & Size Requirements [1][2][3]
Yes — Las Vegas allows ADUs. A detached ADU can typically be up to the city's size limit under current Nevada and Las Vegas zoning rules.
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| Allowed Zones | Residential zoning districts per Ordinance 6963 (July 2026) - the former SUP-only regime in U/R-A/R-E/R-D/R-1 no longer applies as written; confirm the updated LVMC 19.12 use tables with Las Vegas Planning |
| Max Size (Detached) | Amended by Ordinance 6963 (July 2026) - codified text pending; the pre-2026 rule capped all accessory structures at 50% of the principal dwelling's floor area |
| Max Size (Attached) | Amended by Ordinance 6963 (July 2026) - codified text pending; confirm with Las Vegas Planning |
| Max Size (JADU) | Not a defined category in Las Vegas; interior conversions with kitchens fall under Accessory Structure Class I rules |
| Max Height | Amended by Ordinance 6963 (July 2026) - the pre-2026 standard was 2 stories / 35 ft or the main building's height, whichever is less; confirm current standard |
| Max Units | 1 ADU per property (Ordinance 6963) |
Setback Requirements [1][2][3]
Las Vegas requires a rear setback of about 3 ft for a detached ADU, and one off-street parking space is required. Owner-occupancy is set by local rules (confirm with the city).
| 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 | AB 396 caps any local requirement at 1 additional space; confirm the post-Ordinance 6963 standard with the city |
| Owner Occupancy | Pre-2026 code required owner residency to rent the unit; treatment under Ordinance 6963 is unconfirmed - verify with Las Vegas Planning |
| Min Lot Size | Minimum lot size removed by Ordinance 6963 (July 2026); previously a lot over 6,500 sq ft was required for the Special Use Permit |
Permit Process & Fees [4][5]
An ADU permit in Las Vegas typically costs The old $1,030 Special Use Permit fee no longer applies to conforming ADUs under Ordinance 6963; building-permit fees are valuation-based and takes Confirm with Las Vegas Planning Department — the SUP hearing process adds months versus over-the-counter permits, through a standard permit review.
| Approval Process | Ordinance 6963 (adopted July 1, 2026) allows conforming ADUs - including full second kitchens - without the former Special Use Permit public-hearing process; a standard building permit is still required. Codified details pending publication |
| Review Timeline | Confirm with Las Vegas Planning Department — the SUP hearing process adds months versus over-the-counter permits |
| Permit Fees | The old $1,030 Special Use Permit fee no longer applies to conforming ADUs under Ordinance 6963; building-permit fees are valuation-based |
| 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]
Building an ADU in Las Vegas 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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Most ADU projects are funded through HELOCs, construction loans, or cash-out refinancing. Compare rates from top lenders.
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Rental Income Potential [8]
A 2-bedroom ADU in Las Vegas rents for around $1,400-$1,750/mo, an estimated 5-8% annual return.
| 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
- July 1, 2026: Las Vegas City Council adopted Ordinance No. 6963 (Bill 2026-24), amending LVMC 19.06/19.12/19.18 to conform with AB 396 - minimum lot size removed, full-kitchen ADUs allowed without a Special Use Permit, 1 ADU per property
- 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; Las Vegas followed with Ordinance 6963 on July 1, 2026 (unanimous), meeting the statutory deadline
- 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
ADU Builders in Las Vegas
Looking for an ADU builder in Las Vegas? ADU projects need a contractor experienced with local zoning, the permit process, and utility connections — not every general contractor has built one. We match Las Vegas 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.
- 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
- 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 Las Vegas, NV (May 2026: 1BR $1,286, 2BR $1,562) Market Data — Accessed 2026-06-10
Frequently Asked Questions
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