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§ 02
When a permit is required
Permit triggers and exempt work for Washoe County
New construction (residential and commercial)Additions and alterationsStructural modificationsElectrical, plumbing, and mechanical workRoofing (re-roof and new)Fences over 6 feetRetaining walls over 4 feetSwimming pools and spasDecks and patios (attached or over 200 sq ft)Accessory structures over 200 sq ftDemolitionChange of occupancy
One-story detached accessory structures (sheds, playhouses) 200 sq ft or less (must meet setbacks)
Fences 6 feet or less in height
Retaining walls 4 feet or less in height (measured from bottom of footing)
Painting, papering, and similar finish work
Floor covering replacement
Cabinet replacement (non-structural)
Molding and trim installation
Residential light fixture replacement (like-for-like)
Plumbing fixture replacement (like-for-like)
Repairing leaks and clearing stoppages without altering plumbing
Minor repairs using similar materials (under $2,500 valuation)
- Exempt One-story detached accessory structures (sheds, playhouses) 200 sq ft or less (must meet setbacks)
- Exempt Fences 6 feet or less in height
- Exempt Retaining walls 4 feet or less in height (measured from bottom of footing)
- Exempt Painting, papering, and similar finish work
- Exempt Floor covering replacement
- Exempt Cabinet replacement (non-structural)
- Exempt Molding and trim installation
- Exempt Residential light fixture replacement (like-for-like)
- Exempt Plumbing fixture replacement (like-for-like)
- Exempt Repairing leaks and clearing stoppages without altering plumbing
- Exempt Minor repairs using similar materials (under $2,500 valuation)
Note: Exemptions apply to building permits only. Zoning compliance, HOA requirements, and other permits may still apply. Always verify with Planning and Zoning at (775) 328-6100.
Required documents
- Completed building permit application
- Site plan showing setbacks and property lines
- Building plans (floor plans, elevations, sections)
- Foundation plans
- Structural calculations
- Energy calculations (ResCheck/ComCheck)
- Special Inspection Agreement (commercial)
- Structural Observation Agreement (commercial)
- Contractor license verification
- Owner-Builder Affidavit (if owner-builder)
- Building code
- 2024 International Building Code (IBC), 2024 International Residential Code (IRC), 2024 International Existing Building Code (IEBC), 2024 International Energy Conservation Code (IECC), 2024 International Fuel Gas Code (IFGC), 2024 International Mechanical Code (IMC), 2024 Uniform Plumbing Code (UPC), 2024 Uniform Mechanical Code (UMC), 2023 National Electrical Code (NEC), 2024 International Wildland-Urban Interface Code (IWUIC), 2024 International Swimming Pool and Spa Code (ISPSC), 2024 Northern Nevada Amendments (NNICC). Grace period ended January 1, 2026. All new submittals must comply with 2024 codes.
- Permit validity
- Permits expire 180 days after issuance if no inspections are approved. Each approved inspection resets the 180-day clock. Extensions may be requested in writing.
- Owner-builder
- Property owner may act as own general contractor. Must file Owner-Builder Affidavit of Exemption with NSCB. Must submit exemption to Building Department with permit application. Owner may not sell or lease property within 1 year of completion. Must directly supervise construction. All subcontractors must be NSCB-licensed. Owner assumes full legal responsibility for project.
- Contractor requirements
- All contractors must be licensed by NSCB for work valued at $1,000 or more. License verification required at permit application. Contractors must have proper classification for work being performed. All subcontractors must be licensed.
Source: Washoe County Building Program (Community Services Department) ↗
§ 03
Application process
Typical processing: Simple permits (EZ Permits): 1-3 business days; Residential projects: 2-4 weeks; Commercial projects: 4-8 weeks; Complex commercial: 8-12+ weeks
- 01 Determine if permit is required - Contact Building Program or review exemption list
- 02 Verify zoning compliance - Contact Planning and Zoning at (775) 328-6100
- 03 Create OneNV account - Register at https://www.onenv.us/
- 04 Prepare required documents including completed permit application, site plan, construction plans, structural calculations (if applicable), engineered plans for specialty work, and Owner-Builder Affidavit (if applicable)
- 05 Submit application online through OneNV portal
- 06 Pay permit fees online or in-person
- 07 Staff reviews for code compliance during plan review process
- 08 Address any corrections and resubmit revised plans if needed
- 09 Approved plans stamped, permit card issued upon permit issuance
- 10 Begin construction within permit validity period
Typical processing time: Simple permits (EZ Permits): 1-3 business days; Residential projects: 2-4 weeks; Commercial projects: 4-8 weeks; Complex commercial: 8-12+ weeks
Source: Washoe County Building Program (Community Services Department) ↗
§ 04
Fee schedule
Washoe County building permit fees
Fee type
Amount
01
Plan check fee
Charged as percentage of building permit fee
02
Permit fee formula
Building permit fees based on project valuation (total cost of labor and materials). Includes electrical, gas, mechanical, plumbing equipment. Valuation set by Building Official if underestimated.
All fees must be paid before permit issuance.
Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- OneNV portal (online)
- (775) 328-2020 (phone)
- Scheduling deadline
- Inspections must be scheduled at least 24 hours in advance
- Inspection hours
- Monday-Friday
- Time windows
- Specific time windows vary by inspector
Typical sequence: Typical Residential Sequence: 1) Foundation/Trench, 2) Framing, 3) Rough electrical, plumbing, mechanical, 4) Insulation, 5) Final. Commercial projects require special inspections and structural observation.
Source: Washoe County Building Program (Community Services Department) ↗
§ 06
Frequently asked
Common questions about unincorporated Washoe County permits
01 Do I need a building permit in unincorporated Washoe County, NV? ▸
New construction (residential and commercial)Additions and alterationsStructural modificationsElectrical, plumbing, and mechanical workRoofing (re-roof and new)Fences over 6 feetRetaining walls over 4 feetSwimming pools and spasDecks and patios (attached or over 200 sq ft)Accessory structures over 200 sq ftDemolitionChange of occupancy
02 How much does a building permit cost in unincorporated Washoe County, NV? ▸
Building permit fees in unincorporated Washoe County, NV are set by the local building department and vary by project type and valuation. Fees are calculated as: Building permit fees based on project valuation (total cost of labor and materials). Includes electrical, gas, mechanical, plumbing equipment. Valuation set by Building Official if underestimated.. Plan check fee: Charged as percentage of building permit fee.
03 How do I apply for a building permit in unincorporated Washoe County, NV? ▸
To apply for a building permit in unincorporated Washoe County, NV, follow these steps: 1. Determine if permit is required - Contact Building Program or review exemption list 2. Verify zoning compliance - Contact Planning and Zoning at (775) 328-6100 3. Create OneNV account - Register at https://www.onenv.us/ 4. Prepare required documents including completed permit application, site plan, construction plans, structural calculations (if applicable), engineered plans for specialty work, and Owner-Builder Affidavit (if applicable) 5. Submit application online through OneNV portal 6. Pay permit fees online or in-person 7. Staff reviews for code compliance during plan review process 8. Address any corrections and resubmit revised plans if needed 9. Approved plans stamped, permit card issued upon permit issuance 10. Begin construction within permit validity period
04 How long does it take to get a building permit in unincorporated Washoe County, NV? ▸
Building permit processing times in unincorporated Washoe County, NV typically run Simple permits (EZ Permits): 1-3 business days; Residential projects: 2-4 weeks; Commercial projects: 4-8 weeks; Complex commercial: 8-12+ weeks. Timelines can vary based on project complexity and current department workload.
05 What work is exempt from building permits in unincorporated Washoe County, NV? ▸
Not all construction work requires a permit in unincorporated Washoe County, NV. The following work is generally exempt: One-story detached accessory structures (sheds, playhouses) 200 sq ft or less (must meet setbacks); Fences 6 feet or less in height; Retaining walls 4 feet or less in height (measured from bottom of footing); Painting, papering, and similar finish work; Floor covering replacement; Cabinet replacement (non-structural); Molding and trim installation; Residential light fixture replacement (like-for-like); Plumbing fixture replacement (like-for-like); Repairing leaks and clearing stoppages without altering plumbing; Minor repairs using similar materials (under $2,500 valuation). Note: Exemptions apply to building permits only. Zoning compliance, HOA requirements, and other permits may still apply. Always verify with Planning and Zoning at (775) 328-6100. When in doubt, confirm with the local building department before starting work.
06 How do I schedule a building inspection in unincorporated Washoe County, NV? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in unincorporated Washoe County, NV via: OneNV portal, (775) 328-2020. Inspections must be scheduled at least 24 hours in advance.
last verified April 2026
source Washoe County Building Program (Community Services Department) ↗
entry id permits/nevada/washoe/unincorporated
Educational reference. Permit rules and fees change — confirm current requirements directly with Washoe County Building Program (Community Services Department) before applying. Jaspector is not legal advice.