Las Vegas homeowners call them casitas, guest houses, or in law suites. The official name is accessory dwelling unit, or ADU. And since Nevada passed a new state law in 2025, building one is easier than it has been in years.
An ADU can house a parent, a grown child, a tenant, or a home office with a full kitchen and bathroom. It can also be one of the better ways to add living space without moving.
This guide covers what the new law changes, which rules apply in your part of the valley, what ADUs cost in Las Vegas, and how the HOA and permit process works. You will know exactly what to check before you spend a dollar on drawings.
Want a real number for your property? Call (702) 420-2836 for a free in home estimate anywhere in the Las Vegas Valley.
What Is an ADU in Las Vegas?
An ADU is a second, complete living space on the same lot as your main home. It has its own entrance, a bathroom, and usually a kitchen.
There are three common types in Las Vegas. A detached ADU is a separate building in the backyard. An attached ADU connects to the main house. A garage conversion turns an existing garage into living space.
Local builders also separate a guest casita from a full ADU. A guest casita has no kitchen. A full ADU has a kitchen and works as independent housing. Some zones and HOAs treat the two very differently, so know which one you are planning before you call anyone.
What Nevada’s New ADU Law Changes
Nevada Assembly Bill 396 was signed in June 2025. It requires Clark County, Las Vegas, Henderson, and North Las Vegas to adopt ordinances that allow ADUs on residential property. Local governments had until July 1, 2026 to make their code changes.
The state law sets limits on what a city or county can require. Local rules cannot ban a separate kitchen in the ADU. They cannot require more than one extra parking space, as long as existing parking and street parking meet the need. They cannot set side or rear setbacks stricter than the ones for your main home.
Cities can still ban ADUs from being used as short term rentals. The law does not override your HOA either. We cover that below.
ADU Rules by Jurisdiction in the Las Vegas Valley
Your address decides which rules apply. The valley has several permitting authorities, and many addresses with a Las Vegas mailing address sit in unincorporated Clark County, not the city.
| Jurisdiction | What to Know |
|---|---|
| City of Las Vegas | One ADU per lot. The city has required a special use permit, with an $800 notification fee reported in late 2025. The city introduced an updated ordinance in June 2026 on setbacks, size, and lot size. Confirm current rules before you design. |
| Unincorporated Clark County | Covers Paradise, Spring Valley, Enterprise, and Sunrise Manor. County officials say they removed lot size limits earlier in 2026. |
| Henderson | City officials say their code already meets the state law and plan another update to match the state definition. |
| North Las Vegas | City staff say the current code already complies with AB 396. |
| Boulder City | Under the 60,000 population line in the law, so the state mandate does not apply. Call the city before you plan anything. |
Summerlin sits in two jurisdictions. Parts are in the City of Las Vegas and parts are in unincorporated Clark County. Look up your parcel before you assume.
One call to your planning department can save you thousands in design fees on a project your zone will not allow. Ask three questions. Is an ADU allowed on my lot? What size and setbacks apply? Do I need a special use permit?
HOA Rules Can Still Stop an ADU
This is where most Las Vegas ADU plans run into trouble. State law and city code do not cancel your HOA’s CC&Rs. Those are private contracts, and Clark County will not enforce or override them.
Some Las Vegas master planned communities and sub associations restrict or ban detached ADUs. Many restrict renting them out. Guard gated and golf communities tend to be the strictest.
Read the exterior modification and accessory structure sections of your CC&Rs before you hire anyone. Then call your architectural review committee and describe the project. HOA review in Las Vegas communities commonly takes 30 to 90 days.
Older neighborhoods without an HOA, and areas with larger lots, are where ADU projects move easiest.
How Much Does ADU Construction Cost in Las Vegas in 2026?
Most 2026 cost guides put ADUs at $150 to $300 per square foot, though simple builds can land lower and complex ones higher. Local broker data puts a 500 square foot casita at about $95,000 to $150,000 when built right.
Larger, higher spec Las Vegas builds with long utility runs and upgraded finishes cost much more. Our home addition guide puts a detached casita of 400 to 800 square feet at $200,000 to $450,000. The gap between those two ranges is finish level, utility distance, and site conditions.
| ADU Type | Typical Cost Pattern |
|---|---|
| Garage conversion | $150 to $350 per square foot |
| Attached ADU | Lower shell cost than detached, higher than a garage conversion |
| Detached casita, simple build | $150 to $300 per square foot |
| Detached ADU, upgraded finishes and long utility runs | Can reach $300,000 to $450,000 |
Smaller ADUs cost more per square foot. The kitchen, bathroom, and mechanical systems cost about the same whether the unit is 400 or 800 square feet. Spread across fewer square feet, that pushes the per foot price up.
Prices vary based on lot, finishes, and utility work. Free written quote on every project. Call (702) 420-2836
What Drives ADU Cost Up or Down in Las Vegas
Utility Connections
Water, sewer, gas, and electric all have to reach the new unit. The farther your backyard is from the main connections, the more it costs. A long run under a concrete patio costs more than a short run across open dirt.
Foundation and Soil
Desert soil varies across the valley. Some areas need deeper footings or an engineered foundation. A geotechnical report before you design tells you what you are dealing with.
Desert Heat
An ADU that is not cooled properly is unusable for months of the year. Plan a dedicated cooling system and strong insulation from day one. This applies to garage conversions too, since garages reach extreme temperatures in summer.
Finish Level
Cabinets, counters, flooring, and fixtures can swing the price by tens of thousands of dollars. Match the finish level to how you will use the space. A rental needs durable and easy to clean. A family suite can go nicer.
Permit and Design Fees
Plan for architect or design drawings, structural and energy documents, permit fees, and any special use permit costs. Ask every contractor to list these separately in the quote.
Permits and Timeline for ADUs in Las Vegas
Every ADU needs permits, whether you build in the City of Las Vegas, unincorporated Clark County, Henderson, or North Las Vegas. Expect a building permit, an electrical permit, a plumbing permit, and a mechanical permit for heating and cooling.
Your licensed contractor pulls the permits and schedules each inspection. Never let anyone skip permits. Unpermitted ADUs fail appraisals, create insurance problems, and can lead to forced removal.
Here is the order that saves the most time and money:
| Step | What Happens |
|---|---|
| 1 | Confirm zoning and size limits with your city or county planning office |
| 2 | Check HOA CC&Rs and talk to the review committee |
| 3 | Hire a design professional or design build contractor |
| 4 | Get three itemized written quotes |
| 5 | Submit for HOA approval, if required |
| 6 | Submit for the special use permit, if your jurisdiction requires one |
| 7 | Pull building permits |
| 8 | Build, with inspections at each phase |
| 9 | Pass final inspection |
Detached ADU construction typically runs 20 to 36 weeks after permits are issued. HOA review and permit review come before that, so plan on most of a year from first call to move in.
Can You Rent Out an ADU in Las Vegas?
Often yes, but check three things first.
First, your jurisdiction. The City of Las Vegas has tied renting an ADU to owner occupancy of the main home. That means you generally cannot rent the ADU while living elsewhere. Confirm the current rule with the city.
Second, your HOA. Many Las Vegas HOAs restrict or ban rentals, even where the county allows the ADU.
Third, short term rentals. Nevada law lets local governments prohibit using an ADU as transient lodging. Do not plan on Airbnb income until you confirm your jurisdiction allows it.
ADU or Home Addition: Which Is Right for You?
Choose an ADU when you want separate living space with its own kitchen and entrance. It suits a parent, an adult child, or long term rental income.
Choose a regular room addition when you only need more space inside the main home, like a bedroom or primary suite. It shares the kitchen and utilities, so it often costs less. Our guide to home addition costs in Las Vegas breaks down both options.
Get a Free ADU Estimate in Las Vegas
You now know what Nevada’s new law allows, which rules apply to your address, what ADUs cost, and what to check before you design anything.
The next step is a look at your actual lot.
Seven Wells Construction builds ADUs, casitas, and garage conversions across Las Vegas, Henderson, Summerlin, North Las Vegas, Green Valley, Spring Valley, Enterprise, Centennial Hills, and all of Clark County. We are licensed, bonded, and insured in Nevada under contractor license number 0096101. We pull every required permit and manage every inspection.
Every estimate is free, written, and itemized.
Call (702) 420-2836 today to schedule your free in home estimate.
You can also see what we build on our ADU construction services in Las Vegas page.
Frequently Asked Questions About ADU Construction in Las Vegas
Can I build an ADU in Las Vegas?
Yes, in most cases. Nevada AB 396 requires Clark County, Las Vegas, Henderson, and North Las Vegas to allow ADUs on residential property. Your specific lot still has to meet local zoning, size, and setback rules. Your HOA can also restrict or ban ADUs even when the city allows them. Confirm both before you design.
How much does it cost to build an ADU in Las Vegas?
Most ADUs cost $150 to $300 per square foot in 2026. A simple 500 square foot casita can run $95,000 to $150,000. Larger or higher spec detached units with long utility runs can reach $300,000 to $450,000. Smaller units cost more per square foot because kitchens and bathrooms take up a bigger share of the build.
Do I need a permit for an ADU in Las Vegas?
Yes. Every ADU needs permits in Las Vegas, Clark County, Henderson, and North Las Vegas. Expect building, electrical, plumbing, and mechanical permits. The City of Las Vegas has also required a special use permit. Your licensed contractor should pull all permits before construction begins.
What did Nevada’s AB 396 change for ADUs?
AB 396 requires larger Nevada counties and cities to authorize ADUs. Local rules cannot ban a separate kitchen, require more than one extra parking space under normal conditions, or set stricter side and rear setbacks than the main home. Cities may still ban short term rental use. Local governments had until July 1, 2026 to update their codes.
Does my HOA have to allow an ADU in Las Vegas?
No. State law and city code do not override your HOA’s CC&Rs. Many Las Vegas HOAs restrict or ban detached ADUs and rentals. Read your CC&Rs and talk to your architectural review committee before you hire a designer. HOA review commonly takes 30 to 90 days.
Can I rent my ADU in Las Vegas?
Sometimes. The City of Las Vegas has tied ADU rentals to owner occupancy of the main home. Many HOAs restrict rentals. Nevada law also lets cities ban short term rental use. Check your city, your HOA, and short term rental rules before you count on rental income.
How long does it take to build an ADU in Las Vegas?
Detached ADU construction typically runs 20 to 36 weeks after permits are issued. HOA review and permit review come before that, and each can take weeks to months. Plan on most of a year from first contractor call to move in.
Is an ADU worth it in Las Vegas?
It can be. An ADU adds usable space for family or a tenant without a move. It works best when your lot, zoning, and HOA allow it, and when the cost fits your budget and plans. An ADU built without permits does the opposite, so use a licensed contractor.
