Professional ADU Builders in South Reno, NV
Looking for a trusted ADU builders in South Reno,NV? Want extra income every month? Need space for aging parents or adult kids? An ADU (Accessory Dwelling Unit) could be your answer!
Popular ADU Services in South Reno
Our ADU Process
Step 1: Tell Us Your Goals
Share your ADU vision, budget, and property details through our simple online form or give us a call.
Step 2: We Match You With Local Builders
We connect you with vetted ADU contractors who have experience, understand Washoe County's permitting process, and can work with your neighborhood's characteristics.
Step 3: Get Free Design Ideas & Quotes
Receive detailed proposals and initial design concepts at no cost or obligation. Contractors will visit your property to assess lot layout, utilities, and site conditions.
Step 4: Choose Your Builder
Compare your options, review portfolios of completed ADU projects, and select the contractor who's the best fit for your project and budget.
Step 5: Navigate Permits Together
Your builder handles Washoe County permits and, if applicable, HOA architectural approvals, keeping you informed throughout the approval process.
Step 6: Watch Your ADU Come to Life
Your chosen builder handles all aspects of construction—foundation, framing, utilities, finishes, inspections, and final walk-through—while keeping you informed every step of the way.
Let's Start Your ADU Project in South Reno
Let’s chat about your ideas! Getting started is easy – simply reach out with details about your ADU project, and we’ll connect you with qualified, licensed contractors.
ADUs in South Reno — What Homeowners Should Know
Diverse Neighborhoods and Property Types
South Reno encompasses some of the region’s most desirable communities, from established neighborhoods to newer master-planned developments. Communities like Double Diamond, Damonte Ranch, ArrowCreek, and South Meadows feature varying lot sizes, property values, and architectural styles. Older established areas along South McCarran Boulevard offer larger lots with mature landscaping, while newer developments in Southeast Reno provide modern homes on planned lots. Properties range from luxury estates on acre-plus parcels in communities like Montreux and Saddlehorn to more modest homes on quarter-acre to half-acre lots in suburban neighborhoods. This diversity means ADU opportunities vary significantly based on your specific property and location.
City of Reno’s New ADU Ordinance
The City of Reno adopted comprehensive ADU regulations in October 2025, making South Reno one of the most ADU-friendly areas in Northern Nevada. The ordinance allows ADUs on any single-family residential property meeting minimum requirements. Your lot must be at least 5,000 square feet to qualify for an ADU. The new regulations provide an expedited review and approval process designed to streamline permitting compared to traditional development applications. ADUs cannot be taller than your primary residence and require one additional parking space beyond your existing parking requirements. The ordinance includes design criteria to ensure ADUs complement neighborhood character while providing flexibility in size and layout options.
Understanding Municipal Utilities and Infrastructure
South Reno properties connect to municipal water and sewer service through the City of Reno or Truckee Meadows Water Authority systems, offering significant advantages for ADU construction. Unlike rural areas requiring wells and septic systems, municipal utilities simplify ADU planning and reduce costs associated with utility connections. Water and sewer laterals typically run from the street to your property, and extending service to an ADU involves tapping into existing lines. Electrical service from NV Energy is readily available throughout South Reno. Natural gas service, where available, can be extended to ADUs for heating and cooking. The reliable municipal infrastructure throughout South Reno makes ADU construction more straightforward than in unincorporated areas.
Elevation and Climate Considerations
South Reno’s elevation ranges from approximately 4,500 feet near the valley floor to over 6,500 feet in foothills communities along Mount Rose Highway. This elevation creates a high desert climate with hot, dry summers reaching the upper 80s to mid-90s and cold winters with temperatures dropping to the 20s. Annual precipitation averages 7-8 inches, mostly falling as snow during winter months. These conditions affect ADU design and construction. Proper insulation becomes essential for energy efficiency and year-round comfort. The intense sun at this elevation requires consideration for window placement, orientation, and shading. Many South Reno properties enjoy mountain views, and thoughtful ADU placement can preserve sightlines from your main residence while creating appealing outlooks for ADU occupants.
HOA Considerations in Master-Planned Communities
Many South Reno properties fall within homeowners associations that govern architectural standards, landscaping, and property modifications. Communities like ArrowCreek, Montreux, Caughlin Ranch, Double Diamond, and Damonte Ranch have established HOAs with varying levels of oversight. If your property is subject to HOA covenants, conditions, and restrictions, you’ll need to submit your ADU plans for architectural review even though the City of Reno permits ADUs by ordinance. HOAs cannot prohibit ADUs outright under Nevada law, but they can impose reasonable design standards consistent with community aesthetics. Your contractor should help you understand whether HOA approval applies to your property and how to navigate both city and HOA requirements simultaneously.
Property Values and Investment Perspective
South Reno represents one of Northern Nevada’s strongest real estate markets, with median home values ranging from the mid-$400,000s to over $1 million depending on neighborhood and property characteristics. ADUs offer multiple value propositions in this market. Rental income from ADUs can offset mortgage costs or provide retirement income, with typical rents ranging from $1,200 to $2,500 monthly depending on size and finishes. For families, ADUs provide flexible space for aging parents, adult children, or guests without compromising main home functionality. Properties with completed ADUs or ADU-ready lots increasingly attract buyer interest, potentially commanding premiums in competitive market conditions. The combination of strong property values, municipal utilities, and favorable new regulations positions South Reno as ideal for ADU investment.
ADU Building Costs in South Reno
ADU construction costs in South Reno typically range from $150,000 to $400,000 for detached units, reflecting the area’s higher property values, municipal utility requirements, and quality construction standards. Most complete projects fall between $180,000 and $300,000 depending on size, finishes, and site conditions. Garage conversions generally cost $80,000 to $180,000, while prefabricated ADU installations typically range from $130,000 to $250,000 including site preparation and utility connections.
Cost Factors by Construction Type
Detached ground-up construction offers maximum flexibility but represents the highest cost option. A 600-square-foot detached ADU with standard finishes typically costs $180,000 to $250,000, while an 800-square-foot unit with quality finishes runs $240,000 to $340,000. Construction costs in South Reno average $300 to $450 per square foot depending on finish quality, design complexity, and site challenges. Foothills properties or lots with significant slope may require additional foundation work or retaining walls, adding $10,000 to $40,000 to base costs.
Garage conversions provide cost savings by utilizing existing structure and foundation. Converting a two-car garage into a 400-600 square foot ADU typically costs $80,000 to $150,000 depending on existing conditions and desired finishes. These projects require insulation, electrical and plumbing installation, interior finishes, and addressing the parking replacement requirement, which may involve adding a carport or additional driveway space.
Attached ADUs share walls with your main residence, offering construction efficiencies. These units typically cost 15-25% less than comparable detached construction because of shared structure and reduced foundation requirements. A 500-square-foot attached ADU might cost $135,000 to $200,000 complete.
Prefabricated or modular ADUs offer more predictable pricing and faster installation. The unit itself costs $100,000 to $180,000 depending on size and features, with site preparation, foundation, utility connections, and installation adding $30,000 to $70,000. Total installed costs typically range $130,000 to $250,000.
South Reno-Specific Cost Considerations
Municipal utility connections add to project costs but remain significantly less expensive than well and septic alternatives required in rural areas. Water and sewer tap fees through the City of Reno or TMWA typically run $8,000 to $15,000 depending on meter size and connection distance. Electrical service extension costs $3,000 to $8,000 depending on distance from your main panel and whether panel upgrades are needed. Many South Reno homes built before 2000 have 100-amp electrical service; upgrading to 200-amp service to support both your home and ADU costs $2,500 to $5,500.
City of Reno building permit fees are calculated based on project valuation. For a typical $200,000 ADU project, expect permit fees of $4,000 to $8,000. The city’s expedited ADU review process reduces timeline compared to traditional permits but doesn’t eliminate fees. If your property is in an HOA requiring architectural review, budget additional time for approval though fees are typically nominal.
Site conditions affect costs considerably. Level lots with good drainage require minimal grading, while sloped properties common in foothills neighborhoods may need excavation and engineered retaining walls adding $8,000 to $30,000. Properties with mature landscaping may require tree removal or relocation, adding several thousand dollars. Utility extensions are generally straightforward in South Reno’s established neighborhoods but can add costs if your ADU sits far from existing connections.
Understanding Total Investment and Returns
The contractors in our network provide itemized estimates clearly breaking down design, permitting, site work, construction, and utility costs. This transparency helps you understand where your investment goes and make informed decisions about features, finishes, and priorities. Quality contractors explain their pricing and answer questions about factors specific to your property.
Consider return on investment when planning your ADU budget. Rental income in South Reno ranges from $1,200 to $2,500 monthly depending on unit size and finishes. A $200,000 ADU generating $1,800 monthly rent provides approximately 10.8% gross annual return before expenses. Many homeowners find that rental income covers ADU financing costs while building equity. Even without rental income, ADUs provide flexibility and potentially increase property values in South Reno’s competitive real estate market.
Why Use Our Network Of Local ADU Builders
Understanding Reno’s New ADU Regulations
Contractors experienced in South Reno understand the City of Reno’s ADU ordinance adopted in October 2025, including the 5,000 square foot minimum lot size, height restrictions, parking requirements, and design criteria. They know how to prepare applications for the city’s expedited review process and can navigate any corrections or additional requirements efficiently. This familiarity prevents delays and ensures your project proceeds smoothly from application through final approval. Contractors unfamiliar with Reno’s specific regulations often encounter problems that extend timelines.
Experience with South Reno Properties
Local contractors recognize the variety of neighborhoods, property types, and lot configurations throughout South Reno. They understand which communities have HOA requirements, how utilities are configured in different areas, and what site challenges might arise based on neighborhood characteristics. They’ve worked in established neighborhoods with mature landscaping and in newer developments with modern infrastructure. This experience translates to more accurate estimates and better planning for your specific property.
Knowledge of Municipal Systems
Contractors working regularly in South Reno understand City of Reno and TMWA utility systems, connection requirements, and fee structures. They know how to coordinate water meter installations, sewer lateral connections, and electrical service extensions. They maintain relationships with municipal inspectors and understand what these officials look for during site visits. This familiarity streamlines the construction process and helps avoid common pitfalls that delay projects.
Familiarity with Local Climate and Design
South Reno contractors understand how the area’s high desert climate at 4,500 to 6,500 feet elevation affects building practices and material selection. They know which insulation levels provide the best value for energy efficiency, how to design for passive solar benefits, and which materials perform well through hot summers and cold winters. They can advise on window placement to maximize views while managing solar gain and help you create comfortable, energy-efficient spaces.
Community Reputation and Accountability
Contractors based in South Reno or the greater Reno area depend on their reputation within the community. They understand that quality work leads to referrals in neighborhoods where word-of-mouth matters. Their local presence means they’re available for warranty work, follow-up questions, and future projects. This accountability ensures contractors remain invested in your satisfaction long after your ADU is complete.
Licensed & Insured Contractors Only
Every contractor in the Reno Home Remodel network maintains active Nevada contractor licensing and carries current liability insurance and workers’ compensation coverage. We verify these credentials before making referrals. ADU construction requires proper licensing and insurance to protect your investment and provide recourse if issues arise. The Nevada State Contractors Board oversees contractor licensing, and we confirm compliance before connecting contractors with homeowners.
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Frequently Asked Questions About ADU in South Reno
Below are some of the most common questions Our Network get from families about ADU. If you have any other questions contact us!
How long does it take to build an ADU?
Timeline varies by ADU type:
- Garage conversion: 3-5 months (including permits)
- Detached new construction ADU: 6-10 months (including permits)
- Basement ADU: 3-6 months (including permits)
Washoe County permitting typically takes 4-8 weeks. Construction time depends on size, complexity, weather, and material availability.
Can I build an ADU if I'm in an HOA?
It depends on your specific HOA’s CC&Rs (Covenants, Conditions & Restrictions). Some Sparks HOAs, particularly in newer master-planned communities, have restrictions on detached structures or require architectural approval. Your contractor can help review your HOA documents and navigate the approval process if allowed.
How much rent can I charge for an ADU?
ADU rental rates typically range from $1,200–$2,000+ per month depending on:
- Size (studio vs. 1-2 bedroom)
- Finishes and amenities
- Location within Sparks
- Market conditions
Spanish Springs ADUs often command higher rents than older neighborhoods due to the area’s desirability and newer construction.
Do I need to upgrade my electrical panel?
Many older Sparks homes (pre-1990) have 100-150 amp electrical service. Adding an ADU typically requires upgrading to 200 amp service to handle the additional load. Newer homes may already have adequate capacity. Your contractor evaluates this during initial planning.
REAL STORIES FROM SATISFIED CUSTOMERS
Talk to an ADU Builder in South Reno Today
Whether you’re in Double Diamond, Damonte Ranch, South Meadows, ArrowCreek, Montreux, Saddlehorn, Caughlin Ranch, or any South Reno neighborhood, the City of Reno’s new ADU regulations create unprecedented opportunities to add value and flexibility to your property. Reno Home Remodel connects homeowners throughout South Reno with experienced contractors who understand both the technical requirements and the unique characteristics of this desirable area.