Building permits, zoning and septic rules in Washoe County, Nevada

Unincorporated Washoe County requires a building permit for construction and repairs unless Chapter 100 lists the work as exempt; the county FAQ describes an exception for structures smaller than 200 square feet^1,11. New submittals use the adopted 2024 ICC editions and 2023 NEC¹². Permitted work must remain accessible and exposed until inspections are approved¹³. Occupancy requires a certificate of occupancy, and regulated utility connections require the building official’s release¹³. A residential temporary certificate may allow safe occupancy for up to 90 days with applicable agency permission, but requires a Special Inspection Permit for the final certificate¹⁴. Inside Reno, the city issues building permits; residential septic approvals remain with Northern Nevada Public Health throughout Washoe County^3,5.

The Washoe County Building Program provides plan review and inspections; reach the office at (775) 328-2020 or building@washoecounty.gov, at 1001 E Ninth Street, Reno, NV 89512¹². Submit building-permit applications through the online portal; a Permit Technician checks completeness and adds fees¹⁵. Initial building-permit fees depend on project size, with plan-review, fire, health and other charges potentially due at different stages¹⁶. Building-permit renewal costs $45 plus 10% of the original building-permit fee and subfees, subject to stated exclusions; grading, fence and utility permit renewals cost 100% of their original fee and subfees¹⁷. An owner-builder exemption covers contractor licensing for a personal-occupancy home, not building permits: submit the affidavit with the application, supervise directly and use licensed subcontractors⁷. For zoning and land-use applications, contact Planning at 775.328.6100 or planning@washoecounty.gov, at 1001 E. Ninth Street, Building A, Second Floor, Reno, NV 89512¹⁸.

Washoe County administers zoning in unincorporated areas; Reno sets its own city zoning, while residential septic approvals stay with Northern Nevada Public Health countywide^2,4,5. The county’s general table lists minimum lots of 8 acres in low density rural (LDR), 4 acres in medium density rural (MDR), 2 acres in high density rural (HDR) and 35,000 square feet in low density suburban (LDS); Tahoe-area standards differ¹⁹. In LDR, the general standards list front, side and rear setbacks of 30, 50 and 30 feet, respectively, and a maximum building height of 35 feet^19,20. These are general guides: ask Planning for the parcel’s regulatory zone and area-specific standards before designing¹⁹. Land divisions also fall under the Development Code’s subdivision regulations; ask Planning about a proposed split before assuming acreage alone makes another homesite possible²¹. We could not confirm a general site-built dwelling minimum size or lot-coverage limit; ask Planning for parcel-specific requirements¹⁸.

Northern Nevada Public Health Environmental Health Services administers residential sewage and wastewater disposal rules adopted by the Washoe County District Board of Health^5,22. Commercial septic systems instead go to the Nevada Division of Environmental Protection's Bureau of Water Pollution Control⁵. A new residential on-site sewage system requires a construction permit issued with the building-permit application²². For building-permit work on a septic-served property, Northern Nevada Public Health evaluates the system and signs off on the building permit; the Building Program does not control the septic system⁶. The first planning step for a new residential system is a test-trench inspection²³. Reach Environmental Health Services at 775.328.2003 or healthehs@nnph.org, at 1001 E. 9th Street, Building B, Reno, NV 89512²³. Only about 6.9% of county soils are rated without severe limits for a conventional drain field, so establish feasibility before fixing the homesite¹⁰.

An RV, travel trailer or fifth-wheel trailer generally cannot serve as a dwelling on private land in unincorporated Washoe County⁸. Guest camping is limited to 14 consecutive days per visit and 4 visits per calendar year, with written owner permission, no compensation and no water or sanitary-sewer connections to buildings⁸. Construction occupancy requires a valid primary-residence building permit and ends within 18 months of the original permit or 29 days after the certificate of occupancy, whichever comes first; an extension cannot carry occupancy beyond 37 months⁸. Tiny-home ADUs require administrative review in low, medium and high density rural and low density suburban zones, or a special use permit in medium density suburban zoning; dwelling-code standards apply, and an RV cannot be an ADU²⁴. Manufactured homes are allowed as primary homes on residentially zoned parcels, typically at least 1,200 square feet and six years old or newer; secondary manufactured dwellings require administrative review and cannot exceed 50% of the main home or 1,500 square feet¹¹. Septic capacity, expansion space and domestic-well rules can constrain added living space²⁵.

1. Ask Planning to confirm the regulatory zone, allowed dwelling type, lot size, setbacks and height for the parcel^2,18.

1. If the home will use septic, arrange the test-trench inspection with Northern Nevada Public Health before fixing the building site²³.

1. Resolve water service or a domestic well; Nevada generally allows domestic wells without an appropriation permit up to 2 acre-feet per year, but requires a waiver where qualifying public water service is available⁹.

1. If acting as owner-builder, apply for the exemption, complete the affidavit and plan to supervise construction directly⁷.

1. Submit the building-permit application and plans online; a Permit Technician checks completeness and adds fees; upload corrections through the account and keep approved stamped plans on site during construction¹⁵.

1. Submit the new residential septic-system materials with the building-permit application so Northern Nevada Public Health can evaluate the system and sign off^6,22.

1. Obtain an NDOT encroachment permit and approved traffic-control plan before driveway work in state highway right-of-way²⁶.

1. Keep permitted work exposed until each required inspection is approved¹³.

1. Wait for the certificate of occupancy and the building official's utility release before occupying or connecting service¹³.

Water comes first: Nevada generally does not require an appropriation permit for a domestic well using no more than 2 acre-feet per year, but a waiver is required before drilling where qualifying public water service is available⁹. Septic feasibility is equally important because only about 6.9% of county soils are rated without severe limits for a conventional drain field¹⁰. Ask for a test trench before relying on a building envelope²³. Confirm the parcel's regulatory zone, lot size, setbacks and building height with Planning because standards vary by district^2,18. For driveway work in county right-of-way, obtain the county’s Encroachment/Excavation Permit before starting²⁷. For access onto a state highway, budget for an NDOT permit whose fee varies by category; a site plan or traffic study may also be required²⁶. Ask the county to review flood exposure because its Engineering and Capital Projects Division reviews development in FEMA special flood hazard areas²⁸. The median property-tax bill is about $2,297 per year¹⁰.