Building Permits in Reno

Building permits for properties within the City of Reno are issued by the City of Reno Community Development Department — Building Division. The division administers the permit process for new construction, alterations, repairs, and demolition within Reno's incorporated city limits.

Reno sits at roughly 4,500 feet elevation in the Truckee Meadows of northern Nevada, adjacent to the Sierra Nevada. That geography carries an important consequence for construction: Reno is located in a high-seismic zone due to proximity to the Sierra Nevada fault system. Seismic design requirements affect structural plans for virtually all new buildings and significant additions in the city.

Critical Jurisdiction Note: City of Reno vs. Washoe County

The Truckee Meadows metropolitan area — which most people informally call "Reno" — is divided between the City of Reno, the City of Sparks, and large areas of unincorporated Washoe County. Before applying for a permit anywhere, confirm which agency governs your specific parcel:

• City of Reno — covers the incorporated city limits, including downtown Reno, Midtown, and established residential neighborhoods within city boundaries. Building permits are issued by the City of Reno Community Development Department — Building Division.
• Unincorporated Washoe County — covers large areas of the Truckee Meadows that have Reno or Sparks mailing addresses but fall outside any incorporated city. Building permits for unincorporated areas are issued by the Washoe County Building and Safety Division, not the City of Reno.
• City of Sparks — covers Sparks' incorporated city limits immediately to the east of Reno; Sparks has its own building department.

A Reno mailing address does not mean your property is within Reno city limits. Subdivisions in the foothills, rural areas to the north and south, and some communities near Reno are in unincorporated Washoe County. Use the City of Reno GIS Parcel Viewer or call Community Development at (775) 334-2060 to confirm the governing jurisdiction before submitting any application or paying any fees.

Reno has adopted the International Building Code (IBC) and International Residential Code (IRC) with local amendments. Nevada has no mandatory statewide residential building code, making Reno's locally adopted editions and amendments the binding standard within city limits.

Seismic Design Category D — What It Means for Your Project

Reno's location near the Sierra Nevada fault system places the city in Seismic Design Category D under the International Building Code. This is a high-seismic classification and has practical consequences for permit applications:

• Structural engineering required: New buildings, most additions, and work involving the lateral force-resisting system typically require stamped drawings from a Nevada-licensed structural engineer.
• Seismic calculations: Plans must include seismic load calculations demonstrating compliance with IBC seismic provisions for SDC D.
• Foundation design: Foundation systems must be designed for local soil and seismic conditions; geotechnical reports are commonly required for new construction.
• Prescriptive IRC exceptions limited: Projects that might qualify for simplified prescriptive framing under the IRC in a low-seismic area may require engineered design in Reno due to the SDC D classification.

Consult with a Nevada-licensed structural engineer early in your design process. Missing or inadequate seismic documentation is one of the most common plan review correction triggers in the city.

When You Need a Permit

You generally need a building permit from the Reno Building Division for:

• New construction, additions, and accessory structures including ADUs (Accessory Dwelling Units)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Reroofing and window or door openings in exterior walls
• Swimming pools, spas, and retaining walls above a height threshold
• Solar/photovoltaic (PV) installations
• Demolition of any habitable structure
• Fences above the applicable height threshold

Minor cosmetic work — painting, floor coverings, cabinetry without plumbing or electrical changes — is typically exempt. When in doubt, contact the Reno Building Division at (775) 334-2060 before starting any work. Unpermitted work — particularly work involving structural or seismic elements — can be costly to legalize after the fact and may complicate a property sale.

Reno ePermitting — Online Permit Portal

The City of Reno uses the ePermitting online portal as its primary platform for building permit applications. Through the portal you can:

• Create a personal or contractor account
• Submit new permit applications
• Upload plans for electronic plan review
• Monitor application and review status
• Respond to correction comments
• Pay fees online
• Request and track building inspections

The portal is accessible through reno.gov. In-person counter service is also available at the Community Development Department for applicants who need it or whose project type requires it. Contact the Building Division at (775) 334-2060 to confirm the appropriate submission method for your scope of work.

Permit Costs

Reno building permit fees are calculated based on project valuation according to the city's adopted fee schedule. Typical fee components include:

• Building permit fee — scales with project valuation
• Plan review (plan check) fee — a percentage of the building permit fee; charged when plans must be reviewed for code compliance
• Trade permit fees — separate fees for electrical, plumbing, and mechanical permits
• Impact fees — for new construction or additions that add habitable square footage (water, sewer, transportation, parks/recreation)
• Grading/civil fees — for projects involving site grading or drainage work

Always check the current official Reno fee schedule — available from the Building Division or through the ePermitting portal — for exact current amounts. Fees are subject to change and third-party estimates may be outdated.

Typical Timeline

The Building Division does not publish a single guaranteed turnaround time. Contact the division at (775) 334-2060 for current workload estimates before committing to a project schedule.

The Process

1. Confirm jurisdiction: Use the City of Reno GIS Parcel Viewer or call Community Development to verify your property is within Reno city limits — not unincorporated Washoe County or Sparks
2. Check zoning: Verify your parcel's zoning district, setbacks, height limits, and overlay requirements through the Community Development Department
3. Assess seismic requirements: Determine whether your project scope triggers structural engineering or seismic calculation requirements under SDC D
4. Determine plan requirements: Identify whether your project type needs full engineered plans, architectural drawings, or qualifies for an over-the-counter permit
5. Prepare plans: Engage a Nevada-licensed architect and/or structural engineer as needed; all contractors must hold a valid Nevada contractor's license
6. Submit via ePermitting: Upload plans and application through the Reno ePermitting portal (or in person at the Building Division counter where applicable)
7. Plan review: Building Division staff reviews plans for compliance with the adopted IBC/IRC and local amendments; corrections are issued if plans have deficiencies
8. Respond to corrections: Address all review comments — including any seismic or structural corrections — and resubmit through the portal
9. Permit issuance: Pay remaining fees and receive the approved permit
10. Post permit at site: The permit must be visible at the construction site during all work
11. Inspections: Schedule required inspections at each construction phase through the ePermitting portal
12. Final: Pass final inspection and, where applicable, receive a Certificate of Occupancy

Inspections

After permit issuance, schedule inspections through the Reno ePermitting portal or by contacting the Building Division. Typical residential inspection stages include:

• Foundation / footings (especially important in SDC D — inspector verifies seismic anchor bolts and hold-downs)
• Underground plumbing and electrical
• Framing (including seismic strapping, shear panel nailing, and lateral connections)
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall
• Final building and trade inspections

Work must not be concealed before the relevant inspection is passed. For seismically sensitive elements — anchor bolts, hold-down hardware, shear wall nailing — call for inspection before covering any framing. Contact the Building Division at (775) 334-2060 for questions about the inspection sequence for your project.

Common Reasons for Corrections or Denial

• Plans do not meet the current IBC, IRC, or Reno local amendments
• Insufficient or missing seismic design documentation (SDC D structural calculations, engineer stamp)
• Missing geotechnical report for new construction on unverified soils
• Zoning conflicts — setbacks, height limits, lot coverage, or land use inconsistencies
• Incomplete plan set — missing site plan, floor plan, elevations, or cross-sections
• Missing trade drawings for electrical, plumbing, or mechanical systems
• Nevada contractor license not provided
• Outstanding fees, liens, or holds on the parcel
• Property is in unincorporated Washoe County and the city has no jurisdiction (wrong agency)
• HOA approval required but not yet obtained (HOA review is separate from city permits)

HOA Considerations

Many Reno-area neighborhoods, particularly in master-planned subdivisions and foothills communities, are governed by homeowners associations (HOAs). HOA architectural review is completely separate from a City of Reno building permit and is not administered by the city. You may need both HOA approval and a city permit before starting work. Obtain HOA approval first, since HOA design restrictions can be more limiting than city code requirements and may require design changes that affect your permit application.

Official Sources

Always verify current requirements with the City of Reno Community Development Department — Building Division and confirm your jurisdiction before applying. See the sources listed in the frontmatter for direct links to the Building Division, the ePermitting portal, the Reno Municipal Code (Municode), the Washoe County Building and Safety Division, and the Reno GIS Parcel Viewer.

Disclaimer: This guide summarizes publicly available information from official City of Reno and Washoe County sources and is provided for general orientation only. It does not constitute legal, structural engineering, or legal advice. Building code and permitting requirements change — always confirm current rules with the City of Reno Community Development Department — Building Division before submitting plans or starting construction. If your property is in unincorporated Washoe County, the City of Sparks, or another jurisdiction, different agencies and codes apply.