Las Vegas does not exempt ADUs from impact, sewer, or water fees the way California does. ADU applicants typically pay full Las Vegas Valley Water District meter and connection charges, Clark County sanitation sewer connection fees, and any applicable park and traffic impact fees based on square footage and bedrooms. Total fees commonly run $10,000 to $25,000+ before construction.
Because Nevada has no ADU fee-waiver statute (compare Cal. Gov. Code §65852.2(f) exempting ADUs under 750 sq ft), Las Vegas treats accessory units like any new dwelling for utility and impact charges. Water service is provided by the Las Vegas Valley Water District (LVVWD); a separate meter, if requested, requires a connection charge and Regional Connection Charge that can exceed $7,500 depending on meter size. Sewer is provided by the Clark County Water Reclamation District (CCWRD), which charges sewer connection fees per equivalent residential unit (ERU). The City of Las Vegas also assesses residential construction tax and may assess park impact fees under LVMC 13.56. Southern Nevada is in a Tier 1 Colorado River shortage, so the LVVWD imposes additional Water Smart requirements (turf limits, drip-only landscaping) which can add to soft costs. Some homeowners avoid a separate meter by keeping the ADU on the main house's service, which avoids one connection fee but limits independent metering for tenants.
Connecting to water or sewer without paying connection charges: service disconnection and back-charges plus penalties. Construction without paid impact fees: certificate of occupancy withheld.
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Side-by-side rule comparisons with other cities in Clark County.
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