NRS 278.02095 — Accessory Dwelling Unit Mandate (Cities in ≥100k Counties) (NV)
Tracked preemption from the Nevada overlay bundle.
Overview
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Effective
2021-10-01
Sunset
—
Authority
state
Scope
state:NV
Other Nevada preemptions
Nevada AB 241 (2025) — By-Right Multifamily on Commercial-Zoned LandNevada SB 394 (2025) — 120-Day Decision Shot-Clock (≥100k Counties)Nevada AB 540 (2025) — Clark County Ministerial Review Near Transit (NRS 278.02527)NRS 244.3358 — Short-Term Rental Ordinance Mandate (Clark County)NRS 278.02083 — Manufactured Housing in Single-Family DistrictsTruckee Meadows Regional Planning Agency Conformance (Washoe County)Nellis AFB / Creech AFB / Naval Air Station Fallon — AICUZ + FAA Part 77Tahoe Regional Planning Compact — Bistate Land-Use Authority
Primary-source summary
**Citation**: NRS 278.010 through 278.630 (the "Planning and Zoning" chapter)
**Statutory text**: [leg.state.nv.us/NRS/NRS-278.html](https://www.leg.state.nv.us/NRS/NRS-278.html) (Justia mirror: [law.justia.com/codes/nevada/title-22/chapter-278/](https://law.justia.com/codes/nevada/title-22/chapter-278/))Trigger predicate
When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.
city.county_population ≥ 100000Preempted fields
2 fields on the base district schema are rewritten when the trigger fires.
| Field | Op | Value | Note |
|---|---|---|---|
base_districts[category=res_sf].allowed_uses | add | adu | Cities in 100k+ counties must authorize ADUs on lots zoned for single-family use |
base_districts[category=res_sf].adu_outright_ban | waive | — | De facto bans through onerous standards are not permitted |
Citation
Authority source
NRS 278.02095 (added by AB 240, 81st Session, 2021); Chapter 367, Statutes of Nevada 2021
§ NRS 278.02095
Research notes
Permission mandate, not a design preemption — significantly narrower than California's SB 9 / AB 68 stack. Applies to cities within counties of ≥100,000 population (Clark and Washoe per 2020 census): Las Vegas, North Las Vegas, Henderson, Boulder City, Mesquite, Reno, Sparks. Cities may set substantive conditions (setbacks, height, parking, owner-occupancy, minimum lot size) so long as they do not amount to de facto prohibition. No state enforcement mechanism and no explicit private right of action; challenges proceed under NRS 278.0235 judicial review. Sub-100k counties (most of rural NV) are unaffected.