Omaha does not charge true 'impact fees' on ADUs because Nebraska municipalities lack broad statutory authority to impose general residential impact fees. Costs are limited to standard Permits and Inspections building permit fees, plan review, and Metropolitan Utilities District (MUD) water/sewer connection charges based on actual service draw.
Nebraska is among a minority of states without a comprehensive impact-fee enabling statute for cities of the metropolitan class (Omaha). Neb. Rev. Stat. Β§18-1751 authorizes only limited impact fees for sanitary improvement districts and specific infrastructure purposes β not a general residential impact fee system comparable to Florida or Georgia. As a result, Omaha's ADU project costs are limited to legitimate user fees: Permits and Inspections building permit fees based on construction valuation under Β§43-12 (Building Code Fee Schedule), separate trade permits for mechanical, plumbing, and electrical work; Metropolitan Utilities District (MUD) water and sewer tap fees if a new service connection is required (residential meter ~$150-500, sewer connection ~$1,000-3,000 depending on service size); and a Sewer Use Fee that applies to the metered water consumption. There is no Omaha Public Schools impact fee, no parks impact fee, no transportation impact fee, and no affordable-housing in-lieu fee tied to an ADU. Property taxes will adjust through the Douglas County Assessor's annual reassessment once the ADU is added to the parcel. ADUs sharing existing MUD water/sewer lines typically pay only minimal additional connection costs.
Building without permits avoids upfront fees but exposes the project to Permits and Inspections stop-work orders, double permit fees on after-the-fact applications under Β§43-12, and possible MUD disconnection for unauthorized service taps.
Omaha, NE
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See how Omaha's adu impact fees rules stack up against other locations.
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