Professional ADU Builders in Lemmon Valley, NV

A Spacious North Valleys Community

Lemmon Valley is an unincorporated census-designated place in northern Washoe County, approximately 15 miles north of downtown Reno and adjacent to Spanish Springs. With a current population of approximately 6,100 residents, Lemmon Valley offers a distinctly rural character with larger parcels and more open space compared to denser suburban developments. The community is characterized by generous lot sizes—many properties sit on half-acre to multi-acre parcels—providing ample room for ADU construction without the space constraints found in more compact neighborhoods. This spaciousness makes Lemmon Valley particularly well-suited for detached ADU development. Housing stock includes a mix of site-built homes from the 1970s through recent construction, with newer developments like Sierra Vista bringing contemporary designs. The area’s affordability relative to central Reno, combined with reasonable commute times to Sparks and Reno employment centers, attracts families and homeowners seeking more land and rural living.

Understanding Washoe County ADU Regulations

Accessory dwelling units in Lemmon Valley fall under Washoe County jurisdiction, which updated ADU regulations in March 2024 to streamline the approval process and expand opportunities for homeowners. An ADU—sometimes called a granny flat, in-law unit, or secondary dwelling—is an additional living unit on a property with a primary residence. Under the updated regulations, ADUs are categorized by size and permitting requirements. Minor ADUs under 500 square feet have the most streamlined approval process. Standard ADUs can be up to 1,200 square feet maximum. Properties on half-acre or larger parcels in most residential zones can build ADUs “by right” without special use permits, making the process faster and less expensive. Properties smaller than half an acre require an Administrative Review to ensure neighborhood compatibility, though this is completed in-house without a public hearing. ADUs must maintain 4-foot side and rear yard setbacks. One additional off-street parking space is required per ADU. Importantly, ADUs can be rented as long-term rentals—they are not restricted to family members only.

ADU Design Options for Lemmon Valley Properties

Lemmon Valley’s larger lot sizes create excellent opportunities for various ADU configurations. Detached ADUs are separate structures positioned elsewhere on your property—typically in the backyard or side yard—providing maximum privacy for both residences. These can be custom-built stick-frame construction, manufactured/modular units, or tiny homes meeting building code requirements. Attached ADUs connect to the main house, potentially sharing some utilities while maintaining separate living quarters. Garage conversions transform existing structures into living space, representing one of the most cost-effective ADU options. Above-garage ADUs create living space on a second level over an existing or new garage. Given that many Lemmon Valley properties have ample space, detached ADUs are often the preferred option, allowing homeowners to create separate living quarters without modifying the primary home. The choice depends on your property layout, budget, intended use, and personal preferences.

Permitting and Approval Process

Building an ADU in Lemmon Valley requires working through Washoe County’s permitting system. For properties on half-acre or larger parcels in standard residential zones, the process is relatively straightforward—ADUs are permitted by right, meaning you don’t need a special use permit or public hearing. For properties under half an acre, an Administrative Review ensures neighborhood compatibility by evaluating location, design, and potential screening needs. Neighbors have an opportunity for comment, but the review is completed by county staff without public hearings. Once approved, building permits are required for construction, with inspections at various stages including foundation, framing, electrical and plumbing rough-ins, and final inspection. Washoe County has developed an ADU Hub with helpful resources including preapproved designs that can expedite the process. Contractors experienced with Washoe County ADU projects can handle permitting, ensuring applications are complete and moving efficiently through review.

Climate and Property Considerations

At approximately 4,970 feet elevation, Lemmon Valley experiences a high desert climate with hot, dry summers and cold winters with occasional snow. Summer temperatures regularly reach the 90s, while winter lows drop into the 20s. This climate affects ADU construction decisions—proper insulation is critical for energy efficiency, HVAC systems must be appropriately sized for temperature extremes, and the dry air influences material selection. Experienced contractors understand which construction methods and materials perform well in these conditions. Many Lemmon Valley properties operate on domestic wells and individual septic systems rather than county utilities. If your property uses well and septic, ADU construction requires consideration of system capacity. Wells typically have 1,800-gallon daily allocation limits under Nevada water law, which is generally adequate for primary home plus ADU use. Septic systems must have adequate capacity for the additional plumbing fixtures—evaluation may be necessary to confirm your system can handle an ADU or determine if expansion is needed.