A garage conversion turns existing garage space into a legal dwelling, usually the cheapest route to an ADU because the slab, walls and roof already exist. In the Las Vegas Valley, the bigger questions are often your HOA's rules on garage use and how much parking AB 396 still lets a jurisdiction require.
Will I have to replace the parking?
Not much, under state law. As of October 2026, AB 396 bars a covered city or county from requiring more than one additional parking space for an ADU when existing parking at the main house and street parking already meet the unit's expected needs. Your HOA's own rules on garage parking are a separate question.
What does a garage need to become a dwelling?
- A raised or sealed floor. Garage slabs usually step down and slope toward the door.
- A real wall where the door was. Framed, insulated and finished to match the house.
- Cooling and insulation. Garage walls and ceilings are often uninsulated, which matters in a Las Vegas summer.
- Fire separation between the unit and the main house.
- Plumbing. A bathroom and kitchen need drain lines cut into the slab.
What does a conversion cost?
A local real-estate guide published in July 2026 puts Las Vegas garage conversions at about $45,000 to $85,000. National figures from Block Renovation run $50,000 to $150,000. Plumbing runs and the condition of the slab account for much of the difference. See the cost guide.
Can my HOA stop a garage conversion?
It might. Nevada's AB 396 governs city and county ordinances; it does not expressly address HOA covenants. Many CC&Rs regulate garage doors, exterior changes and parking. Read the HOA guide before you plan around the garage.