Reno's 2025 ADU ordinance does not impose a citywide owner-occupancy mandate; the recently adopted RMC Chapter 18.03 ADU provisions treat ADUs as a permitted use subject to building and zoning standards. Short-term rental of an ADU is separately regulated and may impose owner-occupancy through Reno's STR licensing rules.
Nevada AB 396 (2025) directed qualifying cities to adopt ADU ordinances without prescribing owner-occupancy. Reno's October 2025 ordinance allows ADUs as a permitted use in single-family zones without requiring the property owner to live on-site for long-term rental purposes. However, Reno regulates short-term rentals (rentals under 28 consecutive days) separately under the Administrative Code, and Reno STR licensing has historically required the owner to be the operator of record with a local responsible-party contact. CC&Rs in master-planned Reno-Sparks communities (Somersett, ArrowCreek, Caughlin Ranch, Damonte Ranch) may impose owner-occupancy through private covenants enforceable as private contracts. Nevada has no statewide HOA preemption protecting ADU rental rights comparable to Arizona's HB 2720.
No municipal enforcement of owner-occupancy for long-term ADU rentals after the 2025 ordinance. STR-licensing violations carry citations and license revocation under the Administrative Code. HOA covenant violations are enforced through CC&R remedies including fines, liens, and civil action.
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See how Reno's adu owner occupancy rules stack up against other locations.
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