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§ 02
When a permit is required
Permit triggers and exempt work for Reno
New construction and additionsStructural alterationsTenant improvementsElectrical, plumbing, mechanical workRoofing and re-roofingFences (height restrictions apply)SignsDemolitionSwimming poolsDecks and patiosGrading and excavation
Cosmetic improvements: painting, wallpapering, finish work
Minor repairs using similar materials (under approximately $2,500)
Floor covering replacement
Cabinet replacement (non-structural)
Trim and molding
Like-for-like fixture replacement
Temporary structures under 180 days (may qualify for simplified permitting)
Certain equipment direct replacements without system modifications
- Exempt Cosmetic improvements: painting, wallpapering, finish work
- Exempt Minor repairs using similar materials (under approximately $2,500)
- Exempt Floor covering replacement
- Exempt Cabinet replacement (non-structural)
- Exempt Trim and molding
- Exempt Like-for-like fixture replacement
- Exempt Temporary structures under 180 days (may qualify for simplified permitting)
- Exempt Certain equipment direct replacements without system modifications
Note: Building permit exemptions do not exempt work from electrical, plumbing, mechanical, or fire permit requirements. Zoning compliance and HOA approval may still be required.
Required documents
- Completed permit application
- Site plan
- Construction plans (signed and sealed by Nevada-licensed design professional for commercial)
- Structural calculations (when required)
- Energy compliance (ResCheck/ComCheck)
- Soils report (for certain projects)
- Special inspection program (commercial)
- Contractor license information
- Building code
- 2024 International Building Code (IBC) with Northern Nevada Amendments, 2024 International Residential Code (IRC), 2024 International Existing Building Code (IEBC), 2024 International Energy Conservation Code (IECC), 2023 National Electrical Code (NEC), 2024 Uniform Plumbing Code (UPC), 2024 International Mechanical Code (IMC) or Uniform Mechanical Code. Special Wind Region design speeds apply (Risk Category II: 120 mph ultimate).
- Permit validity
- Work must begin within 180 days of permit issuance. Permits expire if work is abandoned or suspended for 180 days. Extensions available upon request.
- Owner-builder
- Owner may act as own contractor on own property. Must obtain Owner-Builder Exemption from NSCB. Cannot sell or lease property within 1 year. Full legal responsibility assumed by owner. All subcontractors must be licensed.
- Contractor requirements
- NSCB license required for all work over $1,000. Proper classification required for work type. License verification at permit application. Business license also required from City of Reno Business License Division: (775) 334-2090.
Source: City of Reno Community Development Department - Building and Safety Division ↗
§ 03
Application process
Typical processing: Simple projects: 2-4 weeks; Standard commercial: 6-12 weeks; Complex projects: 3-4+ months. Expedited review available for additional fee (25-50% premium).
- 01 Pre-application consultation recommended for large projects
- 02 Verify zoning compliance - Contact Planning Division at (775) 321-8309
- 03 Create OneNV account and complete application
- 04 Prepare required documents including site plan with setbacks, construction drawings, structural calculations, energy compliance documentation, and contractor licenses
- 05 Submit application and pay fees through OneNV portal
- 06 Plan review by Building, Planning, Fire, Engineering as needed
- 07 Address corrections and resubmit if required
- 08 Permit issuance upon approval
- 09 Schedule inspections as work progresses
Typical processing time: Simple projects: 2-4 weeks; Standard commercial: 6-12 weeks; Complex projects: 3-4+ months. Expedited review available for additional fee (25-50% premium).
Source: City of Reno Community Development Department - Building and Safety Division ↗
§ 04
Fee schedule
Reno building permit fees
Fee type
Amount
01
Minimum permit fee
Approximately $95-150 for smallest projects
02
Plan check fee
Approximately 65% of building permit fee
03
Permit fee formula
Based on project valuation (total construction cost). Building Permit Base Fee + valuation-based calculation.
Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- OneNV portal (online)
- Contact assigned inspector (phone)
- Scheduling deadline
- Call between 7-8 AM for scheduling
- Inspection hours
- Monday-Friday
- Time windows
- Inspector contact information provided on permit card
Typical sequence: Typical sequence: 1) Foundation/Trench, 2) Underfloor/Slab, 3) Framing, 4) Rough utilities (electrical, plumbing, mechanical), 5) Insulation, 6) Final.
§ 06
Frequently asked
Common questions about Reno permits
01 Do I need a building permit in Reno, NV? ▸
New construction and additionsStructural alterationsTenant improvementsElectrical, plumbing, mechanical workRoofing and re-roofingFences (height restrictions apply)SignsDemolitionSwimming poolsDecks and patiosGrading and excavation
02 How much does a building permit cost in Reno, NV? ▸
Building permit fees in Reno, NV are set by the local building department and vary by project type and valuation. The minimum permit fee is Approximately $95-150 for smallest projects. Fees are calculated as: Based on project valuation (total construction cost). Building Permit Base Fee + valuation-based calculation.. Plan check fee: Approximately 65% of building permit fee.
03 How do I apply for a building permit in Reno, NV? ▸
To apply for a building permit in Reno, NV, follow these steps: 1. Pre-application consultation recommended for large projects 2. Verify zoning compliance - Contact Planning Division at (775) 321-8309 3. Create OneNV account and complete application 4. Prepare required documents including site plan with setbacks, construction drawings, structural calculations, energy compliance documentation, and contractor licenses 5. Submit application and pay fees through OneNV portal 6. Plan review by Building, Planning, Fire, Engineering as needed 7. Address corrections and resubmit if required 8. Permit issuance upon approval 9. Schedule inspections as work progresses
04 How long does it take to get a building permit in Reno, NV? ▸
Building permit processing times in Reno, NV typically run Simple projects: 2-4 weeks; Standard commercial: 6-12 weeks; Complex projects: 3-4+ months. Expedited review available for additional fee (25-50% premium).. Timelines can vary based on project complexity and current department workload.
05 What work is exempt from building permits in Reno, NV? ▸
Not all construction work requires a permit in Reno, NV. The following work is generally exempt: Cosmetic improvements: painting, wallpapering, finish work; Minor repairs using similar materials (under approximately $2,500); Floor covering replacement; Cabinet replacement (non-structural); Trim and molding; Like-for-like fixture replacement; Temporary structures under 180 days (may qualify for simplified permitting); Certain equipment direct replacements without system modifications. Note: Building permit exemptions do not exempt work from electrical, plumbing, mechanical, or fire permit requirements. Zoning compliance and HOA approval may still be required. When in doubt, confirm with the local building department before starting work.
06 How do I schedule a building inspection in Reno, NV? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Reno, NV via: OneNV portal, Contact assigned inspector. Call between 7-8 AM for scheduling.
last verified April 2026
source City of Reno Community Development Department - Building and Safety Division ↗
entry id permits/nevada/washoe/reno
Educational reference. Permit rules and fees change — confirm current requirements directly with City of Reno Community Development Department - Building and Safety Division before applying. Jaspector is not legal advice.