Douglas County, NE Accessory Structures: ADU Rules (2026)
ADU rules in Douglas County, NE, also called accessory dwelling unit regulations or granny flat ordinances, cover setbacks, owner-occupancy, parking, and permit requirements.
Key Facts
- Allowed by right in
- AG, RR, R-1 districts
- Max ADU footprint
- 75% of PDU first-floor area
- Owner-occupancy
- Required in PDU or ADU
- Parking required
- 3-10 combined off-street spaces
- Applies only to
- Unincorporated county, not Omaha
Summary
In unincorporated Douglas County, an accessory dwelling unit is allowed by right in the AG, RR and R-1 districts if its footprint is 75% or less of the principal home's first-floor living area; Omaha's own code governs ADUs inside city limits.
An accessory dwelling unit (ADU) is allowed by right when the ADU’s building footprint is 75% of the first floor living area of the PDU or less in the AG, RR or R-1 zoning districts.
1. Conditions: The following conditions apply to all ADU’s: Page 7 of 109
a. The accessory dwelling unit shall fit within the building envelope of the lot and located in the rear yard; must use the same materials and finishes as the principal dwelling; and must comply with the dwelling height limit of the district but be no higher than the principal dwelling unit (PDU).
b. The owner of the lot is required to live on the property in either the PDU or the ADU.
c. The owner of the lot shall file with the Register of Deeds, a deed restriction agreement on the property stating the accessory dwelling cannot be sold separately from the principal dwelling unless the lot is subdivided in accordance with the current subdivision regulations and otherwise meets the requirements of the zoning regulations. The deed restriction agreement shall be filed prior to the issuance of any special use permit and/or building permit.
d. As applicable, ADU shall have wheels, axles, transporting lights, removable towing apparatus removed if present and be placed upon a permanent foundation approved by the Building Official.
e. The ADU must share the same access point to the public or private street as the PDU.
f. The ADU must share utilities with the PDU unless the owner can: Page 8 of 109
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Full Breakdown
Douglas County's zoning regulations let unincorporated property owners in the AG, RR and R-1 districts add an ADU by right, capped at 75% of the principal dwelling's first-floor living area. The ADU must sit in the rear yard within the building envelope, match the principal home's materials and finishes, and stay no taller than the principal unit. The lot owner must live in either unit, and before any permit issues must record a deed restriction with the Register of Deeds barring separate sale of the ADU unless the lot is later subdivided. Combined off-street parking for both units must total three to ten spaces.
Violations & Fines
Building or occupying an ADU without meeting these by-right conditions is a Class III misdemeanor under Zoning Regulations § 13.12, with each 24-hour period of continued violation a separate offense enforced by the Zoning Coordinator.
Frequently Asked Questions
Can I build an ADU on my property in Douglas County?
Does this apply if I live in Omaha?
Do I have to live on the property?
Sources & Official References
Other rules in Douglas County
How Douglas County compares: Easiest Cities to Build an ADU·Compare Douglas County to another location·View the Nebraska accessory structures overview
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