Building Setbacks & Zoning in Reno, NV: What Residents Actually Need to Know

If you live in Reno or are thinking about moving there, building setbacks & zoning are one of those things you probably won't think about until they affect you directly. Reno has 3 specific rules on the books covering different aspects of building setbacks & zoning, and some of them might surprise you.

Setback Rules

Reno single-family setbacks are typically 20 ft front, 5 ft side, 20 ft rear. Eaves may encroach up to 2 ft. Nevada AB 431/SB 331 ADUs get reduced 4-ft side and rear setbacks.

Key details: Code: Title 18 Land Dev. Code. Front: 20 ft typical SFR. Side: 5 ft interior. Rear: 20 ft typical. Eaves: 2 ft encroachment OK.

Building within setback: stop-work order, variance required or removal. Unpermitted encroachment: code enforcement, removal. Plans rejected at permit if setbacks non-compliant.

Structure Height Limits

Reno single-family height caps at 30-35 ft. Downtown allows 100+ ft and casino towers exceed 300 ft. Hillside overlays enforce view-protection limits, and FAA review is required near the airport.

Key details: SFR Max: 30-35 ft. Downtown: 100+ ft allowed. Casino Towers: 300+ ft. Hillside: View-protection caps. FAA: Form 7460 near airport.

Exceeding height: stop-work, variance required or demolition. Unpermitted rooftop additions: code enforcement, removal order. FAA violations: federal enforcement.

Lot Coverage Limits

Reno typically caps residential lot coverage at 40-50 percent and impervious surfaces at 60-70 percent. Hillside overlays drop the cap to 25-35 percent to preserve topography.

Key details: SFR Coverage: 40-50% typical. Impervious: 60-70% cap. Hillside: 25-35% stricter. Includes: Home, garage, sheds. ADU: Added allowance.

Exceeding coverage: permit denial, variance required, or demolition of over-built structures. Added coverage without permit: code enforcement and abatement.

The Bottom Line

Reno's building setbacks & zoning rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Reno is broadly strict or permissive.

Keep in mind that Reno can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.