Reno, NV Building Setbacks & Zoning: Lot Coverage Limits (2026)

Reno Municipal Code Title 18 caps the percentage of a lot that can be covered by structures. Standard single-family zones (SF-6, SF-9) typically allow 40-50 percent building coverage, measured as the footprint of all roofed structures. Impervious surface coverage (including driveways and patios) has separate limits, often 60-70 percent, particularly in hillside zones where stormwater management is critical. Flood hazard overlay districts along the Truckee River and associated tributaries impose additional limits to reduce runoff and protect floodplain capacity. Lot coverage calculations include the primary residence, attached and detached garages, sheds over 120 sq ft, gazebos, and covered patios. Open decks, uncovered patios, and landscape features generally do not count. ADUs built under Nevada state ADU law (AB 431, SB 331) count toward coverage but receive modest additional allowances. Hillside overlay zones in west Reno cap coverage more strictly (often 25-35 percent) to preserve natural topography.