How Reno Handles Accessory Structures: A Practical Guide

Reno maintains 159 local ordinances across all categories, and 9 of those deal specifically with accessory structures. Here is a breakdown of what the city actually requires, what is prohibited, and where Reno falls on the strict-to-permissive spectrum compared to other cities.

Tiny Homes

Tiny homes on permanent foundations can qualify as ADUs in Reno if they meet IRC Appendix Q (minimum 70 sq ft living area, ladder/loft standards). Tiny homes on wheels (RVIA-certified) are treated as RVs and cannot be used as permanent dwellings.

Key details: IRC Appendix Q: Adopted for foundation tiny homes. Minimum Area: 70 sq ft living. THOW: Treated as RV, not dwelling. Utilities: Water/sewer or approved septic. ADU Path: Foundation tiny home can qualify.

Illegal THOW occupancy: zoning violation, 30-day move notice, up to 1000 dollars fine. Unpermitted construction: stop work.

Carport Rules

Carports in Reno are permitted accessory structures on most residential lots, subject to standard setbacks and lot coverage. A building permit is required for any permanent carport; fabric canopy carports are generally treated as temporary.

Key details: Permit: Required for permanent carport. Side Setback: Typically 5 ft. Height: 15 ft or primary dwelling. Snow Load: 25-30 psf per IBC. Fabric Canopies: Treated as temporary.

Unpermitted permanent carport: up to 1000 dollars plus permit-to-keep or removal. Oversize fabric canopy: notice to remove.

The rules around carport rules in Reno lean permissive, but that does not mean anything goes.

Shed Rules

Sheds 200 sq ft or smaller without electrical or plumbing are exempt from building permits in Reno per IRC R105.2. Larger or utility-connected sheds require a permit and must meet setbacks (typically 5 ft side/rear in SF zones).

Key details: Permit Exempt: Under 200 sq ft, no utilities. Side Setback: Typically 5 ft. Lot Coverage: Max ~40 percent total. Height: Under 8 ft to eaves exempt. No Sleeping: Shed cannot be habitable.

Unpermitted permit-required shed: up to 1000 dollars plus required retrofit or removal. Setback violation: removal or variance process.

If you are coming from a city with tighter rules, you will find Reno gives residents more flexibility on shed rules.

ADU Rules

Reno allows Accessory Dwelling Units on most single-family lots under RMC Title 18 after 2021 revisions. Detached ADUs up to 1200 sq ft and attached/internal ADUs up to 50 percent of the primary dwelling are permitted with building permits.

Key details: Max Size Detached: 1200 sq ft. Max Size Attached: 50 percent of main home. Parking: 1 additional space. Owner-Occupancy: Required on primary or ADU. STR Use: Separate permit required.

Unpermitted ADU: stop work, fine up to 1000 dollars, removal or permit-to-keep process. STR violation in ADU: 1000 dollars per occurrence.

Garage Conversions

Garage conversions to habitable space are allowed in Reno with building permits under IRC provisions. Required off-street parking must be replaced on site. Conversions often register as ADUs subject to ADU rules.

Key details: Permit: Required - full trades. Insulation: R-30 ceiling, R-21 walls. Egress: Bedrooms need egress window. Parking: Replace on site. Often an ADU: If with kitchen and bath.

Unpermitted conversion: up to 1000 dollars plus permit-to-keep or restoration to garage. Resale impact: mandatory disclosure and possible appraisal reduction.

ADU Permits

Reno adopted its first comprehensive ADU ordinance on October 8, 2025, implementing Nevada AB 396 (Chapter 365, 2025). The ordinance allows accessory dwelling units citywide in zones permitting single-family homes, with permits processed through Development Services under Reno Municipal Code Chapter 18.03.

Key details: State Law: Nevada AB 396 (2025). City Code: RMC Title 18 Ch. 18.03. Adopted: October 8, 2025. Min Lot Size: ~5,000 sq ft. Parking: 1 space required.

Building an ADU without permit triggers stop-work orders, double permit fees, and civil penalties under RMC Title 14 (Building Code) and Title 18 (Land Development Code) enforcement. Continued violations face escalating daily fines and potential misdemeanor charges. Liens may be filed on the property.

ADU Impact Fees

Reno charges development impact fees on new ADUs under Nevada NRS Chapter 278B. Sewer connection fees apply where a new lateral or capacity allocation is required. Truckee Meadows Water Authority charges separate water connection fees for any new meter. Building permit and plan review fees are based on construction valuation.

Key details: Fee Authority: NRS Chapter 278B. Typical Total: $5,000-$15,000. Water Utility: TMWA (separate). Permit Fee: $1,000-$2,500 typical.

Failure to pay impact fees before permit issuance prevents construction. Reno may file liens for unpaid fees. Building without paying impact fees through unpermitted construction triggers double fees plus civil penalties under RMC Titles 14 and 18.

ADU Rental Restrictions

Reno permits long-term ADU rentals (28+ days) without separate registration under the 2025 ADU ordinance. Short-term ADU rentals (under 28 days) require a Reno short-term rental permit under the Administrative Code with significant operational restrictions including 660-foot spacing from other STRs and 2,500-foot setbacks from resort hotels.

Key details: Long-Term: No registration. STR Spacing: 660 ft / 2,500 ft. STR Occupancy: 2 per bedroom, 10 max. Quiet Hours: 10 PM-7 AM.

Unpermitted STR operation in Reno carries citations, daily fines, and permit-eligibility consequences under the Administrative Code. Violations of occupancy or noise conditions can trigger permit revocation. Unpaid Washoe County transient lodging tax leads to county collection action.

ADU Owner Occupancy

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.

Key details: Long-Term Rental: No owner-occupancy required. STR Licensing: Owner of record required. City Code: RMC Title 18 Ch. 18.03. HOA CC&Rs: May impose owner rules.

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.

The Bottom Line

Compared to many U.S. cities, Reno gives residents more room on accessory structures. 2 of the 9 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

This guide is based on Reno's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.