AB 396, passed in 2025 and fully effective July 1, 2026, requires Clark County and the cities of Las Vegas, Henderson and North Las Vegas to allow ADUs on single-family zoned property. As of October 2026, their ordinances cannot ban a separate kitchen, demand stricter side or rear setbacks than the house, or prohibit long-term rental.
Who does AB 396 cover?
Counties of 100,000 or more people and cities of 60,000 or more. In Southern Nevada that means Clark County and the cities of Las Vegas, Henderson and North Las Vegas. The bill was sponsored by Assemblymember Shea Backus.
What can a local ADU ordinance no longer require?
- A ban on separate kitchen facilities, meaning a sink, refrigerator and a significant cooking appliance.
- More than one additional parking space, if parking at the main house and on the street already meets the unit's needs.
- Side or rear setbacks stricter than those for the main home.
- Public street improvements, except to repair streets disturbed by construction or for health and safety.
- A ban on renting the ADU. The ordinance may still prohibit transient lodging use.
What counts as an ADU under the law?
Independent living space on the same lot as the primary residence, whether attached, detached or inside the residence. It must meet applicable building, housing and safety codes, but not commercial building codes such as commercial fire sprinkler rules.
What if a city or county never adopted an ordinance?
The law includes a fallback: a covered government without a consistent ordinance by July 1, 2026 must allow ADUs on any residential-zoned parcel without restriction. June 2026 reporting said Clark County, Henderson and North Las Vegas considered themselves compliant and the City of Las Vegas had introduced changes.
What does AB 396 not cover?
It does not set a statewide size limit, and it does not expressly address HOA covenants on ADUs. Short-term rental licensing stays with local programs. See the HOA guide and the rental guide.
Sources, as of October 2026:
- Nevada Legislature, AB 396 (83rd Session, 2025), enrolled text, for coverage, prohibited conditions, definitions, fallback and effective dates.
- FOX5 Las Vegas, “Nevada ‘Casita’ law adds more housing options across Las Vegas” (June 19, 2026), and KTNV (June 2026), for local implementation.