Please view the Electronic Permit Submittal Business Rules and Process for how to prepare your building permit application and plans. Following these guidelines will help avoid delays in processing your application.  To apply, first login using the link near the top of the right side of page, and then choose the Building tab on the ONE Regional Licensing and Permits site.  For new users registering for an account, please click the link at the top of the page on the right side. 

You may also apply for Sign, and Solar & EV Chargers permits directly through the ONE Regional Licensing and Permits site. Please review the guidelines provided below to help you through the process.

• Business Process Rules for Signs

Building Permit Applications 

• Commercial Building Permit Application
• EZ Permit Application
• Fire Sprinkler/Suppression/Alarm Permit Application
• Grading/Site Improvements Permit Application
• Repeat Application
• Residential Building Permit Application
• Sign Application
• Solar & EV Charger Application

Other Forms

• Building Permit and EZ Permit Types
• Deferred Truss Submittal Agreement Form
• Demolition Information and Bond Form
• Electronic Permit Submittal - EZ Permits
• EZ Permits General Requirements
• Fire Alarm Submittal Checklist
• Grading Checklist - Required with All Grading Applications
• Fire Hydrant Layout - Fire Flow Calculations
• Owner Builder Affidavit of Exemption
• RFD High-Piled Combustible Storage Worksheet
• Sewer Fixture Weighting Sheet
• Sewer Will Serve Form
• Single Family Master Permit Variation Matrix 
• Special Inspections
• Structural Observation Application

Resources to assist with permit applications and plan submission

• Alternate Materials, Design, and Methods of Construction Request
• Electrical Load Calculator
• Minimum Standards for Commercial Building Plans
• Hotel/Motel to Apartment Conversion - General Guidelines
• General Standards for Fences and Walls
• One and Two Family Dwellings
• Residential Fence Permit Checklist
• Residential Site Plan Checklist
• Residential Solar Permitting Guidelines
• Residential Swimming Pool Checklist
• Residential Swimming Pool Demo Checklist
• Manufactured Home Guidelines
• Patio Cover Design Guide
• Type of Construction & Occupancy Group
• Baby/Diaper Changing Table Policy and Checklist
• High Piled Storage Racking Submittal Checklist
• Rooftop HVAC Replacement Checklist
• Sign Permit Checklist
• Steps to take an Existing Elevator to Inactive Status
• Stockpile/Processing Permit Submittal Guide

Building Permit Types

• EZ Permits - Permits which do not require building plans or discretionary review.
• Valuation Based Permits - Permits which require discretionary review by one or more departments. Project valuation is used to determine Building Plan Review Fees (identified as Plan Review on the Building Valuation fee schedule) and Building Inspection Fees (identified as Building Permit on the Building Valuation fee schedule). If the scope of the permit triggers Mechanical, Plumbing or Electrical (MPE) inspections, fees are calculated using the Building-MPE fee schedule. Permits are subject to an application fee, permit issuance fee and plan review/inspection fees from other departments.  
  • New Construction and Additions will use the Building Valuation Table to determine the overall project valuation. All others – Fees are based on the overall construction cost of the project.
• Flat Rate Permits - A flat rate has been established to cover both the Building Plan Review fees and Building Inspection fees for Flat Rate permits. Permits are subject to an application fee, permit issuance fee and plan review/inspection fees from other departments. 
• Sign Permits - A flat rate has been established to cover both the Building Plan Review fees and Building Inspection fees. Permits are subject to an application fee and a permit issuance fee

Building Fee Schedules

• Permit Fees
• Building Plan Review and Inspection Fees
• MPE (Mechanical, Plumbing, Electrical) Inspection Fees
• Building Valuation Table
• Fire Fees
• Grading Fees
• Sewer Connection Fees
• Washoe County Health Department Fees
• Regional Road Impact Fees
  • 7th Edition RRIF Schedule
• Police Facility Impact Fee
  • Police Facility Impact Fee Capital Improvement Projects (CIP)
  • Police Facility Impact Fee Administrative Manual
• Citywide Fees 
• Permit Revisions Fees - If subsequent reviews are required after a building permit has been issued, supplemental plan review fees along with a supplemental permit issuance fees will apply.
• Building Compliance - If work was performed on a property without first securing the required building permit (s), in addition to the building permit fees, the permit will be subject to compliance fees.
• Miscellaneous Applications - These applications are related to or in support of building permits.

Building Codes and Amendments

The building codes and standards listed below are currently in effect for the City of Reno. Mandatory compliance with the codes went into effect on July 1, 2019.

• 2018 Northern Nevada Amendments 

The following codes can be viewed online or purchased through the International Code Council website.

• 2018 International Building Code
• 2018 International Residential Code
• 2018 International Existing Building Code  
• 2018 International Energy Conservation Code
• 2018 International Fuel Gas Code
• 2018 International Mechanical Code
• 2018 Uniform Plumbing Code
• 2018 Uniform Mechanical Code
• 2017 National Electrical Code

The following is a reference guide for the Nevada design and construction industry. Items have been taken from the Nevada Revised Statutes (NRS), Nevada Administrative Code (NAC), building codes, city and county ordinances, board policies, and recommended minimum practices and standards. The manual is intended to assist in understanding the laws governing building design and construction in the state of Nevada:

• The Nevada Blue Book - 2020

Projects Exempt from Building Permits

Most construction and building projects require a building permit. Please see Section 105.2 - Work Exempt from Permit in the International Building Code for a list of items that would not require a permit.  For projects that are exempt from permits for one- and two family dwellings, please see Section R105.2 - Work Exempt from Permit in the International Residential Code. 

If a building permit or building permit application reaches 180 days of inactivity, it will be expired (see below for expiration rules).  Once expired, in order to permit or complete the project, a new application submittal would be required.  

Application Expiration

Once an application has been received/processed, it must be pursued in good faith in accordance with the International Residential Code (IRC) and the International Building Code (IBC).  If no activity is recorded for a period of more than 180 days, the application will be expired. 

Permit Expiration

Once a permit has been issued, in order to maintain its validity, a Pass or Partial inspection status must be completed within the first 180 days and every subsequent 180 day period in accordance with the IRC and IBC.  If no Pass or Partial inspection status has been recorded on the permit, the permit will be expired.  

Extension Requests

As a one-time courtesy, for permits and applications in good standing, 30 days prior to the application/permit expiration date, the associated contacts of a record will be able to request a one-time extension through the online portal (www.onenv.us).

Extensions will only be granted on active permits/applications, and must be submitted prior to expiration.

*Extension Requests are not available for EZ permits.

Fees:

• Application Extension Fee - $128.00
• Permit Extension Fee - $128.00

Please review the Building Permit Extension Request Process and Procedures for a step-by-step submittal process.  For any questions, please contact the Development Services Department at  (775) 334-2063 or email permits@reno.gov.

Damage Assessments can be requested any time there is an event which causes damage to a structure i.e. Fire, Flood, Wind Damage, etc.

How to request a Damage Assessment

Requests for a Damage Assessment can be submitted online through the online permitting portal at www.onenv.us.

Please refer to the complete Damage Assessment Step-by-Step guide for submittal assistance.

Fee

The fee for a Damage Assessment is $77.50 and must be paid prior to an inspection being completed.

Inspection

Inspection will automatically be scheduled for the next business day. On the day of your inspection, a text message will be sent out between 7:00 – 7:30 am with a window of time for your inspection.

Final Report

Upon completion of required inspection, a Structure Damage Report will be generated which will detail the permit requirements.

Structure Damage Demo or Structure Damage Repair Permits

Damage Assessment Report will be required to be submitted as part of the permit submittal.

• Download the Reno Building Inspections app to your smartphone to schedule a building inspection
  • iTunes App Store
  • Google Play
• Schedule online via the ONE Regional Licensing and Permitting portal OneNV.us by creating and logging into your account

On the day of the scheduled inspection, the inspector should send a text message to the cell number provided when the inspection was scheduled. The text message should provide an approximate time when the inspector will be on site. If a text message is not received, please contact the Building and Safety Division.