ADU Pass
Henderson
Clark County portion
Also in: No County
ADU Pass helps homeowners in Henderson, Clark County, Nevada navigate the permit paperwork for building an accessory dwelling unit. This area covers 8 ZIP codes.
Map
ADU details
ADU legality: unclear
Nevada leaves ADU regulation to local municipalities under home-rule or Dillon-rule authority. Henderson permits ADUs subject to local conditions per its zoning ordinance.
Cost scenarios
| Scenario | Sq ft | Permit | Build | Total |
|---|---|---|---|---|
| minimum | 150 | $2,200 | $42,750 | $44,950 |
| 600 | 600 | $2,200 | $171,000 | $173,200 |
| midpoint | 525 | $2,200 | $149,625 | $151,825 |
| maximum | 900 | $2,200 | $256,500 | $258,700 |
Fee breakdown
Viability (permitted uses)
- Long-term rental: yes Long-term rental of ADU generally permitted; landlord-tenant law and any city rental-registration ordinance apply.
- Short-term rental: with-restrictions STR rules vary by city. Henderson regulates STRs separately from ADU permitting; check local STR ordinance and HOA covenants.
- Office rental: with-restrictions Detached office rental requires home occupation permit or rezoning.
- Home office: yes Home occupation permitted with restrictions on signage and customer traffic.
- Studio / workshop: yes Personal artist studio is a permitted accessory use.
- Agriculture: with-restrictions Limited urban agriculture permitted in residential zones; livestock varies by district.
- Relative support: yes Family-occupancy ADU explicitly permitted in single-family zones.
Utilities
- Water: Henderson Water Utility · 30d connect · $4,500
- Sewer: Henderson Sewer / Wastewater · 30d connect · $5,500
- Electric: Henderson Electric Utility · 21d connect · $1,800
- Gas: Henderson Gas Utility · 30d connect · $1,500
Property values & taxes
Construction timeline
Realistic total: best 7mo · typical 10mo · worst 16mo
Financing
State ADU loans:
Insurance impact
HOA prevalence & preemption
Nevada has no HOA-ADU preemption; HOA covenants restricting ADUs are enforceable.
Regulatory overlays (2)
- flood-zone
Henderson has FEMA Special Flood Hazard Areas; elevation certificates and flood-resistant construction required for SFHA parcels. - airport-noise-zone
Airport noise contours affect some parcels and may require sound-attenuation construction.
Technical envelope (climate & building code)
Climate & energy code
Building code
Amendments:
- Amendment
- Amendment
Legal history (timeline)
Current ordinance: City of Henderson Municipal Code — Accessory Dwelling Units, adopted 2020-01-01, last amended 2024-04-01
- 2024-01-01 — City of Henderson ADU code refresh (city-ordinance)
Conforming local-code amendments aligning with current Nevada accessory-dwelling framework.
Effect: Codified permissive ADU standards consistent with state law and local zoning.
Clark County — county ADU rules and overlays
County ADU ordinance
Title 30 permits one accessory dwelling unit (commonly referred to as a casita or guest house) on residential parcels in most R-D, R-E, R-1, R-2, and R-T zoning districts subject to size caps, setback compliance, and a minimum parcel size that varies by district. Owner-occupancy of either the primary or accessory unit is required, and short-term rental of the ADU is prohibited outside the county's STR licensing regime.
County regulatory overlays
- airport-noise-zone — An ADU permit inside the overlay typically triggers a one-time avigation easement recordation and may require enhanced glazing. Federal Part 150 noise compatibility rules are administered by the County, not the FAA directly.
- wui-fire-zone — Mt. Charleston Town Advisory Board has additional design-review authority over ADU exterior treatments.
- flood-zone — Clark County is a Class 5 CRS community, providing a 25% NFIP premium discount. The CCRFCD is a separate regional agency but enforces county floodplain ordinance.
- other — ADUs in RRDOD are permitted by right on conforming lots but must conform to the design palette; non-earth-tone exteriors will be denied.
Nevada state — ADU law and programs
State financing programs
Nevada Housing Division (NHD), under the Department of Business and Industry, does not operate an ADU-specific loan or grant product as of 2026-04-26. NHD's primary homeowner-facing program is Home Is Possible, providing first-time and qualifying homebuyers in Clark and Washoe counties up to 4% of the loan amount as a non-repayable grant for down payment and closing costs, paired with a 30-year fixed-rate first mortgage. The Home Is Possible For Heroes overlay serves teachers, military, first responders, and healthcare workers. NHD also issued $283.3 million of 2024 tax-exempt bonding authority for affordable-housing development (multi-family); separately, the Nevada Affordable Housing Assistance Corporation (NAHAC) administers federal Hardest Hit Fund and Homeowner Assistance Fund programs for delinquency relief. None of these is ADU-specific; ADU construction can be financed only as part of a qualifying primary-residence purchase or refinance.
Federal (United States) — ADU-relevant rules and programs
Federal ADU law
The United States has no federal statute that directly regulates accessory dwelling unit entitlement or design. Land-use authority over ADUs resides with states and local governments under the traditional police power. Federal engagement is limited to financing (Fannie/Freddie/FHA/VA/USDA), flood insurance (FEMA/NFIP), and discretionary housing programs (HUD), which are recorded in sibling sections of this file.
Federal financing programs
Federal housing-finance agencies and GSEs set nationwide underwriting rules that govern whether an ADU can be financed, appraised, and counted toward mortgage qualifying income. The relevant actors are Fannie Mae, Freddie Mac, FHA (HUD), VA, and USDA Rural Development.
Federal tax credits
There is no ADU-specific federal tax credit. ADUs may incidentally qualify for existing federal energy-efficiency and clean-energy tax credits when the ADU construction includes qualifying measures.
Federal housing programs
HUD administers several discretionary programs that can fund ADU-related activity at the grantee's election, but none is an ADU-specific program.
ZIP Codes
- 89002
- 89011
- 89012
- 89014
- 89015
- 89044
- 89052
- 89074
Post Office
- 1575 W Horizon Ridge Pkwy, 89012
- 3055 Saint Rose Pkwy, 89052
- 404 S Boulder Hwy, 89015