01
City of Reno
Development Services, counter at 1 E. First Street, onenv.us portal. No exempt list of its own: the city points to the IRC list of work exempt from permit, and an addition, a bearing-wall change or a roofline change is not on it.
Where we work, and which building department signs off on your job.
Advanced Design And Development runs out of a shop at 1155 Watson Way, Suite 7 in Sparks, along four road corridors. Eleven communities, five building departments and one regional agency at the lake. The answer to “do I need a permit” changes with the line your parcel sits on.
- Shop
- 1155 Watson Way, Suite 7, Sparks, NV 89431
- Corridors
- I-80 east · I-580/US-395 south · US-50 east · NV-431 to Incline
- Pages
- Reno · Sparks · Carson City · Fernley · Incline Village · Verdi
- Talk to us
- (775) 200-0648, Monday to Friday, 9:00 AM to 4:00 PM
01How far we go, and why
The footprint is four road corridors, not a radius.
A general contractor’s service area is not a circle drawn on a map. It is how far a superintendent can drive twice in one day when a framer has a question, and how many building departments one office can keep straight without getting one of them wrong.
Ours is four roads out of Sparks. I-80 east through the Truckee canyon to Fernley. I-580 and US-395 south through Reno, Washoe Valley and Carson City to the Carson Valley floor. US-50 east to Dayton. NV-431 over the Mt Rose summit to Incline Village. Inside those four we quote; a job we cannot reach twice in a day is a job we cannot supervise.
02Who reviews the work
Three answers to one question, inside twenty miles.
Ask which counter reviews an addition, or whether taking a bearing wall out is exempt anywhere, and Reno, Sparks and unincorporated Washoe County answer from three different offices on two different portals. Carson City adds a fourth counter, Fernley a fifth, and at the lake TRPA reviews on top of the county. Every exempt list in the footprint is short and written for small work; nothing that moves structure or changes a footprint is on any of them.
02
City of Sparks
Building and Safety, 431 Prater Way, Accela portal. Its published exempt list is made of replace-in-kind items and small finish work; structural openings, additions and anything that moves a wall pull a permit.
03
Unincorporated Washoe County
Planning and Building, 1001 East 9th Street, onenv.us portal. Its exemption is narrow and conditional; structural work, exterior alterations and anything that disturbs the site sit outside it, and in the Tahoe basin TRPA reviews on top.
A window, siding or door swap on its own is not work we quote.
03The footprint
Where the corridors go.
Drawn, not embedded: no third-party script, no cookie, no extra request. The map is redundant navigation: every community on it is also a card below, and nothing here is reachable only through it.
- Lake Tahoe
- Lahontan Reservoir
- Truckee River
- Carson River
- CALIF.
- NEVADA
- MT ROSE SUMMIT · 8,911 FT
- THE SHOP
- 10 MILES
- N
04Communities
Eleven communities, and the one thing that is true about each.
Six have their own page. The other five are covered inside the page nearest them, and the card goes straight to that section.
-
City of Reno
Reno
The counter is the city’s, not the county’s. Houses a street apart get different answers.
-
City of Sparks
Sparks
Its own Building and Safety counter on Prater Way, and a short exempt list that no addition or bearing wall is on.
-
Consolidated municipality
Carson City
One government, one Building Division, one counter for every address in the jurisdiction.
-
City of Fernley, Lyon County
Fernley
Inside city limits its own building department reviews and issues; outside them, the work goes to Lyon County instead.
-
Washoe County and TRPA
Incline Village
Two agencies review the work, and site disturbance carries conditions of its own.
-
Unincorporated Washoe County
Verdi
Conifer wildland-urban interface, and a 2024 WUI code that reaches every addition, deck and roofline change.
-
Unincorporated Washoe County
Spanish Springs
County review, plus an architectural committee that wants the elevation first.
-
Unincorporated Washoe County
Sun Valley
A HUD-code manufactured home is not an IRC building, and is not scoped like one.
-
Unincorporated Washoe County
Washoe Valley
NDOT prohibits nine-foot vehicles on I-580 here when gusts hit the posted threshold.
-
Lyon County
Dayton
A different county, a different counter, a different permit answer than Reno or Sparks.
-
Douglas County
Gardnerville / Minden
Douglas County review, Carson Valley floor, downslope wind off the Sierra front.
05The edges
Where we stop, and why we say so.
We do not work in California. That is a different regulator and a different credential, and Verdi is where the footprint ends rather than where it thins out. Inside Nevada we still turn work down: if a superintendent cannot get to an address twice in a day, any schedule we wrote for it would be fiction. You get that answer on the first call, not in week six, and sometimes it comes with the name of somebody closer.
- PERMIT SET: TITLE BLOCK
- JURISDICTION
- REVIEWING DEPARTMENT
- PARCEL / APN
- SCOPE OF WORK
- SHEET
- CONTRACTOR
- DATE
- REV
06Questions about the footprint
Three questions we get before the first walkthrough.
These are about where we work. Contracts, draws and change orders are answered on the home page.
The line your parcel sits on decides it, not your mailing address. A Reno-addressed parcel can be inside city limits or in unincorporated Washoe County, and those are two counters with two answers. We confirm it before anything is drawn.
No. A permit exemption is the building department’s answer and nobody else’s. An architectural committee can still want the elevation first, and in the Tahoe basin a regional agency reviews work the county does not. Separate approvals, separate calendars, sequenced so none of them is discovered late.
We say so on the phone, before anyone drives out. Past a certain distance we cannot honestly promise somebody on site often enough to catch a problem the day it appears. Where we can, we point you at a contractor who is closer. We do not work in California.
07Start a conversation
Tell us the address. We will tell you which department reviews it.
The first conversation is not a sales call. It is us establishing whether your address sits inside the corridors above, and which counter it answers to.
Fastest way to reach us
(775) 200-0648
Monday to Friday, 9:00 AM to 4:00 PM. A person answers, and it is somebody who has been on a job site. The form goes to the same place, one business day behind the phone.
Request received.
We will call you back within one business day to set the walkthrough. If you need us sooner than that, call (775) 200-0648 now, Monday to Friday, 9:00 AM to 4:00 PM.