Irontown Modular · Authorized Dealer

Modular ADUs and Casitas in Nevada

Add space for family or rental housing with Irontown’s ADU plans. My Cozy Outdoors is your authorized Irontown Modular dealer and direct point of contact. Irontown brings more than 40 years of building experience and is the seller of record.

Designed to the International Residential Code; set on a permanent foundation
Delivery and crane set included for the first 250 miles, then charged per truckload
Free zoning guidance with your quote
10 year limited structural warranty

Get a Quote and Zoning Guidance See the City and County Rules

What counts as an ADU in Nevada?

Nevada defines an ADU as independent living space on the primary residence’s lot, attached, detached or inside it, with kitchen facilities. Casita, guest house, mother-in-law suite, backyard cottage, granny flat, tiny home and prefab ADU are everyday names here. A local guest house without a kitchen is not an ADU.

A modular ADU is factory-built to the International Residential Code with engineered, stamped plan sets. A crane places it on a permanent foundation, making it real property. A park model on wheels or any tiny home on wheels is a different product outside this guide.

Where can you build a Nevada ADU?

State law covers seven places; local codes supply the details. Before ordering, you must confirm requirements with city or county planning and building offices, plus septic and wells with health authorities.

Start With Local Guidance
This guide is a starting point. MCO helps and advises but takes no responsibility for zoning, permits, impact fees, septic approval or code compliance. Before ordering, you must confirm your parcel, model and use with city or county planning and building offices, and septic approval with the health department. We strongly recommend contacting those offices. MCO can share the code sections it found and suggest questions.

What Nevada’s ADU law requires

Nevada’s 2025 ADU law, NRS 278.257, in force since July 1, 2026, binds counties of 100,000 or more people, Clark and Washoe, and cities of 60,000 or more: Las Vegas, Henderson, North Las Vegas, Reno and Sparks. Elsewhere an ADU is a local choice.

The seven bound places must adopt ordinances authorizing ADUs on land zoned for single-family residential use.
Ordinances cannot ban kitchens, require over one added parking space, set stricter side or rear setbacks than the house, or bar rental housing; nightly rentals may be barred.
State law sets no size cap, height, owner-occupancy rule, lot size, fee cap or review time. Each city or county sets those requirements.
A locality may approve through a building permit alone; no more than two ADUs may be authorized per property. The Tahoe Regional Planning Agency governs Lake Tahoe instead.
Elsewhere, local codes determine ADU, guest-house and second-dwelling uses. Where a county has no zoning, the septic permit, well approval, building permit and private covenants decide.
Factory-built housing built to the residential code counts as a single-family residence in zoning (278.0209); the Housing Division approves the factory-built part, the building department the site work.

Nevada city ADU rules

These rows show codes published in September 2026. The five big cities are bound by state law; other cities set their own terms. Where a code predates the law or stays silent, ask the city how it applies the law now.

City	Detached ADU	What the local rule says
Las Vegas	Allowed with conditions	One ADU with a kitchen is approved with the building permit in every residential district; capped at 50 percent of the house (19.06 Table 2). Nightly rentals excluded. Phone 702-229-6301.
Henderson	Allowed with conditions	Capped at 1,000 sq ft, increased to 25 percent of house area when larger (19.9.4.B.6). No owner-occupancy rule. A unit taller than 14 ft must sit at the house’s setbacks. Phone 702-267-1500.
North Las Vegas	Allowed with conditions	A detached unit needs a special use permit hearing; capped at 800 sq ft and 50 percent of the house (17.20.030.F.2.c). Ask whether the 12 ft height cap applies. Phone 702-633-1537.
Boulder City	Ask first	R1 bars inhabited accessory buildings (11-3-3.B). R2 second dwellings need 12,000 sq ft lots and at least 1,000 sq ft per detached unit (11-4-5.B); ask about growth allocations. Phone 702-293-9282.
Mesquite	Allowed with conditions	Capped at 1,000 sq ft and 60 percent of house area (9-7Y-4). Owner occupancy requires an affidavit; ask how the office measures floor area. Phone 702-346-2835.
Reno	Allowed with conditions	Building permit on lots of 5,000 sq ft or more; capped at 1,600 sq ft or 50 percent of the house, 1,200 in small-lot districts (18.03.405(a)); no taller than the house. Phone 775-321-8309.
Sparks	Allowed with conditions	Capped at 1,000 sq ft and 50 percent of house area (20.03.003). Ask how the office measures floor area for Rabbit 1000 and how the city applies the state law now. Phone 775-353-2300.
Fernley	Allowed with conditions	Capped at 1,000 sq ft and 50 percent of house area (32.07.020). Owner occupancy and deed restriction required; the single-story rule on lots under one acre rules out the two-story Rabbit 1000. Phone 775-784-9810.
Yerington	Allowed with conditions	No size cap; district lot area required per dwelling (10-4A-2 to 10-4J-2). Ask whether the 1,000 sq ft minimum applies to second homes. Phone 775-463-3511.
Fallon	Allowed with conditions	Second homes need district lot area; 800 sq ft minimum (17.08.040). A guest building may not have a kitchen; ask about a deviation for the 793 sq ft Morada 800. Phone 775-423-5107.
Lovelock	Ask first	The Development Code Book was unavailable, so size caps and approval rules could not be read. Ask Pershing County Regional Planning for zoning and the City Clerk for permits. Phone 775-273-2356.
Winnemucca	Allowed with conditions	No size cap; R2 second homes need 3,000 sq ft per dwelling (17.60.060). A guest house may not have a kitchen or be rented; ask which residential code applies. Phone 775-623-6319.
Caliente	Ask first	No size cap; ask about conditional approval (15.1070) and flood clearance. The 15 ft accessory height cap in R-1 would rule out the two-story Rabbit 1000; ask how it applies. Phone 775-726-3131.
Ely	Allowed with conditions	No size cap; a guest house may not have a kitchen or host stays reaching four months (12-1-1). Kitchen-equipped second homes need R-M-75 or R-M-50 zoning and special approval (12-4D-2). Phone 775-289-2430.
Elko	Allowed with conditions	All accessory buildings together are capped at 1,200 sq ft and 10 percent of lot area (3-2-5). Ask whether guesthouses permit kitchens and rentals; city utilities required. Phone 775-777-7220.
Wells	Ask first	No size cap, but a guest building may not have a kitchen or take paying guests. Ask about a second-dwelling route; private wells are prohibited and septic needs a special use permit. Phone 775-752-3355. Source: Wells City Code (zoning title; guest buildings) and fee Resolution 19-04
West Wendover	Ask first	No guest-house size cap; ask whether the 1,200 sq ft factory-built minimum applies (8-3-14, 8-5A-5(E)). That minimum excludes Irontown’s ADU plans; city water and sewer required. Phone 775-664-3081.
Carlin	Ask first	No detached ADU use is listed; factory-built dwellings require 1,200 sq ft and 23 ft width (3-3-4). No offered plan meets both; ask whether another route exists. Phone 775-754-6354.

County rules outside city limits

These rows cover unincorporated land and Carson City. Clark and Washoe are bound; others set local terms. Without zoning, septic permits, well approvals, building permits and covenants decide. Call the county planning office listed, or its building office for permits.

County (unincorporated)	Detached ADU	What the local rule says
Clark County Spring Valley, Paradise, Enterprise, Sunrise Manor, Whitney, Winchester, Moapa Valley, Overton, Logandale, Sandy Valley, Searchlight, Laughlin, Mount Charleston, Indian Springs, Blue Diamond	Allowed with conditions	Capped at 75 percent of the house on lots under 10,000 sq ft, otherwise the house’s size (30.03.03A.2). Ask whether the 14 ft height cap and owner-occupancy covenant apply. Phone 702-455-4314.
Nye County Pahrump Regional Planning District; outside it Amargosa Valley, Beatty, Tonopah, Round Mountain, Gabbs and the rest of the county have no zoning	Allowed with conditions	Pahrump caps guest residences at 1,500 sq ft (17.04.210 to 17.04.245). Ask about kitchens, water proof and advanced septic treatment; outside the district there is no zoning, so ask first. Phone 775-751-4249.
Lincoln County Pioche, Panaca, Alamo, Rachel, Ursine, rural land around Caliente	Allowed with conditions	A second house in R1 needs a special use permit hearing (13-5D-3); no size cap. Before the permit, a utility will-serve form and a state septic permit or sewer. Ask about the manufactured-home minimum. Phone 775-962-8071.
Esmeralda County Goldfield, Silver Peak, Dyer, Fish Lake Valley	Ask first	No zoning and no county building department. Ask the county about state septic approval, water availability and covenants; well-served septic lots need one acre. Phone 775-485-3406. Source: Esmeralda County Land Use Advisory Committee (no adopted county zoning code; 2025 Master Plan)
Mineral County Hawthorne, Walker Lake, Mina, Luning, Schurz	Allowed with conditions	No size cap; qualifying districts permit second homes (17.12.030), but an RR guest house may not have a kitchen (17.19.040). Ask which residential code the county enforces; septic through the Central Nevada Health District. Phone 775-316-0145.
Washoe County Spanish Springs, Sun Valley, Cold Springs, Lemmon Valley, Washoe Valley, Pleasant Valley, Verdi, Mogul, Wadsworth, Gerlach; Incline Village and Crystal Bay in the Tahoe basin	Allowed with conditions	Lots 12,000 sq ft or more; capped at 1,500 sq ft and 80 percent of the house (110.306.25). One acre per dwelling on septic; Tahoe rules in Incline Village. Phone 775-328-6100.
Carson City	Allowed with conditions	On lots of 12,000 sq ft or more. Capped at 50 percent of house area and 700 sq ft below 21,000 sq ft lots, otherwise 1,000 (18.04.187). Ask how the office measures floor area. Phone 775-887-2180.
Storey County Virginia City, Gold Hill, Virginia City Highlands, Mark Twain, Lockwood	Allowed with conditions	No size cap; ask about an 800 sq ft minimum (17.12.046). Owner occupancy, family-only use and deed restriction apply; wells need Board approval and metering. Phone 775-847-1144.
Humboldt County rural Winnemucca, Paradise Valley, Orovada, Denio, Golconda	Allowed with conditions	No size cap for AG second homes on double-area lots (17.20.080). In RR and R1, a guest house may not have a kitchen or be rented; county Building handles septic, with well approval first. Phone 775-623-6392.
Churchill County rural Fallon area, Stillwater, Middlegate	Allowed with conditions	Capped at 1,000 sq ft by conditional zoning permit (16.08.250). To rent the unit the owner must live on the parcel, or a deed restriction is recorded. Phone 775-423-7627.
Pershing County Lovelock area, Imlay, Rye Patch, Grass Valley	Allowed with conditions	Capped at 1,700 sq ft and 50 percent of house area (17.306.15); the definition prints 1,200 sq ft, so ask which figure applies. Rentals prohibited; special approval and health-district septic permit required. Phone 775-273-2700.
Douglas County Minden, Gardnerville, Genoa, Johnson Lane, Topaz Ranch Estates; Stateline, Zephyr Cove, Glenbrook and Round Hill in the Tahoe basin	Allowed with conditions	Owner-occupied lots of half an acre or more; capped at 800 sq ft, 1,000 on two acres (20.664.010). Design review 15 working days; allocation needed. Phone 775-782-6200 option 4.
Lyon County Dayton, Mound House, Silver Springs, Stagecoach, Smith Valley, Mason Valley	Allowed with conditions	Capped at 1,100 sq ft and 50 percent of house area (15.335.03(A)(1)). Rural units need their own well and septic; the two-story Rabbit 1000 fits only behind a house at least as tall. Phone 775-463-6592.
Lander County Battle Mountain, Austin, Kingston	Allowed with conditions	A second home is permitted where the lot has area for two (17.40.020). R1 homes need 500 sq ft of living space; ask about the 497 sq ft plans. Phone 775-635-2860.
Eureka County Eureka, Crescent Valley, Diamond Valley	Allowed with conditions	No zoning size cap; second homes need parcels over one acre and Public Works installation permits (Title 8, Chapter 140). Central Nevada Health District handles septic approval. Phone 775-237-5372.
White Pine County rural Ely, McGill, Ruth, Baker, Lund	Allowed with conditions	No size cap; a guest house may not have a kitchen (17.08.620). Second homes need special approval, water and sewage clearance; ask whether the 960 sq ft manufactured-home minimum applies. Phone 775-289-6500.
Elko County Spring Creek, Lamoille, Jackpot, Montello, Jarbidge, Ryndon, Osino	Ask first	No ADU rule. A guest house needs a conditional use permit and may not be rented (4-1-9). The 15 ft accessory cap excludes the two-story Rabbit 1000. Phone 775-738-6816.

State law requires the seven bound places to allow ADUs; elsewhere local codes decide. Most rows print published local caps and conditions. Ask first in Boulder City, Lovelock, Caliente, Wells, West Wendover and Carlin, plus Esmeralda and Elko counties. Where counties have no zoning, septic, well, building-permit and covenant requirements decide.

Ask About My Lot

How large can your Nevada ADU be?

Nevada’s ADU law sets no size cap or minimum; local codes do. Percentage rules appear across the Las Vegas valley: Las Vegas caps detached units at 50 percent of house area. Fixed ceilings elsewhere include Churchill County’s 1,000 sq ft and Pahrump’s 1,500 sq ft. Heights and stories are local too.

Under a 50 percent rule a 497 sq ft plan needs a 994 sq ft house and the 793 sq ft Morada 800 needs 1,586. A 1,000 sq ft cap admits plans up to 989 sq ft; the Rabbit 1000 is 1,002, so ask how floor area is measured. The Walker needs a 1,200 sq ft cap.

Plan	Size	Rooms	Footprint
Mysa 500	497 sq ft	1 bed, 1 bath	14 ft x 36 ft
Cabana 500	497 sq ft	1 bed, 1 bath	14 ft x 36 ft
Sledhaus 500	580 sq ft	1 bed, 1 bath	14 ft x 45 ft with deck
Cabana 700	718 sq ft	2 bed, 1 to 2 bath	14 ft 6 in x 49 ft 6 in (638 sq ft, 44 ft with one bath)
Torrey Flats	696 sq ft	1 bed, 1 bath	15 ft x 48 ft
Morada 800	793 sq ft	1 to 2 bed, 1 to 2 bath	39 ft x 21 ft
Morada 1000	989 sq ft	1 to 2 bed, 1 to 2 bath	43 ft x 24 ft
Rabbit 1000	1,002 sq ft	2 bed, 2 bath	34 ft 8 in x 14 ft 6 in, two story
Walker	1,165 sq ft	2 bed, 2 bath	42 ft x 27 ft

Irontown ADU plans for Nevada

These are Multi-State Designer Series starting prices for Nevada. Irontown’s ADU plans are designed to the International Residential Code. Modern, Balance and Rustic finishes are priced in your quote.

Mysa 500

497 sq ft · 1 bed, 1 bath · from $142,600

497 sq ft; one bedroom, one bath; from $142,600.

See the Mysa 500 plan

Cabana 500

497 sq ft · 1 bed, 1 bath · from $184,400

497 sq ft; one bedroom, one bath; from $184,400.

See the Cabana 500 plan

Sledhaus 500

580 sq ft · 1 bed, 1 bath · from $179,300

580 sq ft; one bedroom, included front deck; from $179,300.

See the Sledhaus 500 plan

Cabana 700

718 sq ft · 2 bed, 1 to 2 bath · from $176,200

638 or 718 sq ft; two bedrooms; from $176,200.

See the Cabana 700 plan

Torrey Flats

696 sq ft · 1 bed, 1 bath · from $193,700

696 sq ft; one bedroom, open living area; from $193,700.

See the Torrey Flats plan

Morada 800

793 sq ft · 1 to 2 bed, 1 to 2 bath · from $242,400

793 sq ft; one or two bedrooms; from $242,400.

See the Morada 800 plan

Morada 1000

989 sq ft · 1 to 2 bed, 1 to 2 bath · from $247,700

989 sq ft; one or two bedrooms; from $247,700.

See the Morada 1000 plan

Rabbit 1000

1,002 sq ft · 2 bed, 2 bath · from $239,400

1,002 sq ft; two stories, two bedrooms, two baths; from $239,400.

See the Rabbit 1000 plan

Walker

1,165 sq ft · 2 bed, 2 bath · from $276,800

1,165 sq ft; two bedrooms, two baths; from $276,800.

See the Walker plan

Home price and Nevada delivery costs

Multi-State starting prices include Designer finishes, module delivery and standard crane set on your foundation within 250 miles of Spanish Fork. Ely, Wells and West Wendover sit inside the included miles. Beyond that range, approximate extra transportation per load is $400 to Elko, $1,500 to Las Vegas, $2,300 to Pahrump, $4,100 to Reno and $4,300 to Carson City.

Nearest townPlanTruckloads (estimated)

Approximate road miles from the factory

Estimated delivery beyond the 250 included miles

Starting price, delivered and set, plus estimated extra miles

Estimate only. Multi-State Designer Series starting price with standard delivery and crane set. Beyond 250 miles the rate is $12.75 per mile per truckload; plans wider than about 15 ft and two-story plans usually ship as two modules, and your quote confirms the count. Foundation, site work, stitch, utilities, permits, fees, engineering, pilot cars and sales tax are not included.

Beyond 250 miles, transportation costs $12.75 per mile per truckload, plus a pilot car if the permit requires it. Single-module plans use one load; bigger plans use two modules on two trucks, stitched on the foundation. The calculator includes a truckloads selector. Your written quote confirms loads, pricing, finishes, transportation and tax treatment.

Costs not in the home price

These costs come on top of the home price and are quoted by your general contractor, city and county, not MCO.

Site preparation, grading and foundation engineering
Foundation construction
Utility trenches and connections
Module stitching and finishing
Steps, porches, decks and landscaping
Permits, plan review and impact fees
Construction taxes and utility capacity charges
Septic approval, well approval and metering
Applicable taxes and transport touch-up allowance

Nevada’s ADU law caps no fee and grants no fee exemption. Localities may charge impact fees for water, sewer, streets, parks, fire and police projects, plus park tax up to $1,000 per dwelling. Water and sewer connection and capacity charges set by each utility are often the largest item. North Las Vegas publishes $1,730 for casita sewer connection; Las Vegas prints $1,000 transportation and residential construction taxes per unit. Ask your city or county which fees an ADU pays.

Nevada charges sales and use tax on a factory-built home delivered into the state; your written quote shows the tax treatment for your sale. Nightly rentals carry county and city lodging taxes. A modular home on a permanent foundation is real property, and the county assessor adds its value to the parcel the year it appears.

Rentals, owner occupancy and family use

In the seven bound places, ordinances cannot bar housing rentals but may bar nightly rentals. State ADU law says nothing about owner occupancy, rental terms or separate sale; those remain local. Private covenants and HOA rules stand, so read the declaration before ordering.

Mesquite, Fernley and Douglas County require owner occupancy; Storey County also limits occupants to family. Ely, White Pine County and Winnemucca allow a guest house only without a kitchen. Las Vegas excludes ADU short-term rentals. In Clark County, Las Vegas, Henderson and North Las Vegas, state law also sets short-term rental licence requirements.

Plans, permits and site requirements

Stamped plans go to your local building department for permitting. Irontown’s feasibility review confirms how state factory-built review applies to your site.

Most bound cities use building or administrative review; others require special approval. Mesquite prints 10 to 21 working days; otherwise localities set timing.
Irontown supplies engineered, stamped plans designed for your site’s snow, wind, seismic conditions and applicable wildfire rules.
Nevada’s Housing Division approves the factory-built part; your building department permits and inspects the site work. The feasibility review confirms how this applies.
Local residential codes set design values; homes under 5,000 sq ft need sprinklers only with the required local finding (278.586).
Septic approval precedes building permits (NAC 444.784); wells need local approval and metering. Call your health district or county.

How long does an Irontown ADU take?

Irontown organizes your project into three phases. Local permit review comes on top of these durations. Septic, well, site and other approvals can add time; your local office and contractor set their schedules.

Phase 1: Feasibility Review (1 to 2 weeks). Virtual site and route reviews, budget, schedule, building requirements and contractor support. The $2,000 fee applies to your final contract price.
Phase 2: Pre-construction Agreement (2 to 3 months). Site visit, detailed planning, limited customization, site-specific engineering, interior selections and stamped permit plans.
Phase 3: Construction and Delivery (12 to 16 weeks). Irontown builds, ships and sets the modules, with communication about permit, construction or site delays.

The six on-site steps

Your general contractor handles the on-site work and coordinates with Irontown for delivery and setting. The contractor sets the schedule for these steps.

Pre-construction. Evaluate and prepare the site, obtain permits and coordinate delivery logistics.
Foundation and utilities. Build the engineered foundation and install water, sewer, electrical and gas connections.
Module delivery and installation. Prepare access and staging, inspect delivered modules and coordinate crane placement.
Stitching and finishing. Connect and weatherproof modules, finish seams and connect and test building systems.
Post-construction. Complete inspections, system testing, punch list, walkthrough and handover.
Ongoing support. Address warranty service and help arrange maintenance schedules when wanted.

Your Nevada general contractor

A general contractor licensed with the Nevada State Contractors Board is required for on-site work and prices it separately. Irontown has connections to some general contractors; contact MCO to see whether we can recommend one for your area. Irontown’s feasibility review includes contractor support.

Are you a general contractor building ADUs for your clients? Email support@mycozyoutdoors.com to join the MCO contractor network.

How to buy your modular ADU

Share your project. Tell MCO your location, intended use and preferred plan.
Request your quote. Receive home pricing and free zoning guidance sharing local rules and suggested questions.
Confirm. Before ordering, confirm requirements with city or county planning and building offices, plus septic and wells with health authorities.
Begin feasibility. Work through Irontown’s site, route, budget and contractor review.
Plan and build. Complete selections and permits, coordinate your contractor, then proceed with construction and delivery.

Visit the Spanish Fork factory

Visit Spanish Fork, Utah, about an hour south of Salt Lake City International Airport, with direct flights from Las Vegas and Reno. Walk finished modules on the line and see the finish series.

Schedule a Factory Visit

Common Questions

Does my city have to allow a detached ADU?

State law requires ADU ordinances in Las Vegas, Henderson, North Las Vegas, Reno and Sparks, plus unincorporated Clark and Washoe counties. Local detached-unit standards still matter. Elsewhere, the local code decides; a state requirement does not approve a particular lot or plan.

How big can my ADU be?

Nevada sets no statewide ADU size cap or minimum. Local rules use fixed caps, percentages of house area or second-dwelling requirements. Height and story limits also matter. Rabbit 1000 measures 1,002 sq ft, so ask how the office measures floor area under 1,000 caps.

Can I rent it out, and must I live on the property?

The seven bound places cannot prohibit housing rentals through their ADU ordinances, but may prohibit nightly rentals. Owner occupancy remains local. Mesquite, Fernley and Douglas County require it; Storey County also restricts occupants to family. Covenants and HOA rules still apply.

What does a Nevada ADU cost all in?

There is no single project total. Add your contractor’s site-work quote, local fees, utility charges, applicable taxes and extra transportation to the home price. MCO quotes the home; your contractor and local offices price the remaining work and charges.

How long does the project take?

Irontown lists 1 to 2 weeks for feasibility, 2 to 3 months for pre-construction, and 12 to 16 weeks for construction and delivery. Local permit review is additional. Your contractor sets the on-site schedule.

Do I need a general contractor?

Yes. A general contractor licensed with the Nevada State Contractors Board handles the on-site work and quotes it separately. Contact MCO to see whether we can recommend someone for your area; Irontown’s feasibility review includes contractor support.

Rules were read in September 2026. This summary is not legal advice or approval; rules change and local offices decide their application. MCO takes no responsibility for zoning, permits, impact fees, septic approval or code compliance. You are responsible for confirming these matters with city or county planning and building offices and the health department for septic, and obtaining required permits before ordering. MCO strongly recommends contacting those offices and can share code sections and suggested questions.