City Building Permits

Reno, NV Building Permit Guide

How to apply for a building permit in Reno, Nevada. Permit authority, application steps, fees, and inspection requirements.

Nevada Washoe County Updated March 2026

Permit Authority

All properties within Reno city limits. Does NOT include unincorporated Washoe County or City of Sparks.

Department
City of Reno Community Development Department - Building and Safety Division
Address
1 East First Street, 2nd Floor, Reno, NV 89501
Phone
(775) 334-2063
Website
https://www.reno.gov/government/departments/community-development

Online Permit Portal

Open OneNV (ONE Regional Licensing and Permits)

Platform: Accela Citizen Access • Account required: Yes • Submission: Online only

Additional resources:

Application Process

  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

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

General Requirements

New construction and additionsStructural alterationsTenant improvementsElectrical, plumbing, mechanical workRoofing and re-roofingFences (height restrictions apply)SignsDemolitionSwimming poolsDecks and patiosGrading and excavation

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
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.
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).
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.

Fees

Minimum permit fee
Approximately $95-150 for smallest projects
Plan check fee
Approximately 65% of building permit fee
Permit fee formula
Based on project valuation (total construction cost). Building Permit Base Fee + valuation-based calculation.

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

  • 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

Important: Building permit exemptions do not exempt work from electrical, plumbing, mechanical, or fire permit requirements. Zoning compliance and HOA approval may still be required.

Inspections

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 inspection sequence: Typical sequence: 1) Foundation/Trench, 2) Underfloor/Slab, 3) Framing, 4) Rough utilities (electrical, plumbing, mechanical), 5) Insulation, 6) Final.

Additional Resources

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the City of Reno Community Development Department - Building and Safety Division before applying.

Need help with your project?

Navigating permits in Reno can be complicated.

Jaspector connects you with local experts who can review your scope, verify your contractor, and help you understand what permits your project actually needs.

Learn how Jaspector works
Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.