Bolthole Index

Storey County, Nevada

Building permits, zoning and land rules in Storey County, Nevada

35Index Score / 100
#13 of 17 in Nevada

Storey County, Nevada requires a building permit for residential construction and applies county-adopted building codes12. Countywide zoning applies, and residential projects using septic need state health approval before Storey County will issue its permit34. A travel trailer may be occupied only during construction under the county's conditional permit5.

At a glance

Building permit
Required for most construction; county building codes and amendments apply621
Zoning
Yes, countywide; the parcel's district controls allowed uses and standards37
Residential septic
State approval and permit required before Storey County issues its permit48
Minimum lot size
Set by district: 5,000 sq ft (R1-5) up to 40 acres (E-40)910
RV during construction
Conditional permit only; approved well, septic, power and building permit required5
Owner-builder exemption
Available for an owner's own home, but permits and licensed subcontractors still apply11
Manufactured home
Permanent occupancy is limited to the MHO overlay and barred in the Comstock Historic District1213
Private well
Obtain the well permit before drilling and submit the final report to Community Development14
Septic soil difficulty
Only 1% of county soils are free of severe limits for a conventional drain field15

Who to call

Building permits

Storey County Community Development

Provides residential and commercial construction permit resources and is the county contact to ask which authority reviews a residential septic proposal

775-847-0966

building@storeycounty.org

110 E. Toll Road, P.O. Box 526, Virginia City, NV 89440

Planning & zoning

Storey County Planning Department

Administers and updates Storey County's zoning ordinances (Storey County Code Title 17), zoning maps, and land use policy

775-847-1144

planning@storeycounty.org

26 South B Street, Virginia City, NV 89440

Zoning

Storey County Code – Title 17, Zoning Ordinances

The Storey County Planning Department's own page identifying Title 17 as the county's zoning code

Septic permits

Nevada Division of Environmental Protection (NDEP) – Bureau of Water Pollution Control, OSDS Program

Statewide commercial onsite sewage disposal system (OSDS) permitting only; residential single-family septic systems are excluded and handled locally instead

(775) 687-9418

901 S. Stewart St., Ste. 4001, Carson City, NV 89701

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

Going off-grid in Storey County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Storey County, Nevada?

Yes. Storey County Community Development requires a building permit for residential construction, and the permit remains valid only when inspections are scheduled within 180 days1. Storey County has adopted the listed model codes and Northern Nevada amendments, with a stated exception for residential fire-sprinkler requirements under the wildfire code2. Mandatory inspections must be completed before construction advances to the next phase16. An owner may build a home for personal occupancy under the owner-builder exemption, but must apply for the exemption, supervise the work directly and use licensed subcontractors11. The agricultural owner-builder exemption concerns contractor licensing, not building permits, zoning or inspections17.

Who is the Storey County building department, and how do you reach them?

Storey County Community Development provides the county's residential and commercial building-permit resources and can be reached at 110 E. Toll Road, P.O. Box 526, Virginia City, Nevada, phone 775-847-0966, or building@storeycounty.org18. The residential process requires a plot plan, on-site plot inspection, plan review and any applicable planning, flood-zone, septic, well, utility, historic or association approvals before the physical permit is issued1920. The Storey County Planning Department handles county zoning and land-use policy and can be reached at 26 South B Street, Virginia City, Nevada, phone 775-847-1144, or planning@storeycounty.org21. The residential packet directs individual-septic applicants to the Nevada State Division of Public and Behavioral Health for approval before the county permit can issue4.

Does Storey County have zoning?

Yes. Storey County Planning administers countywide zoning through Title 17 and publishes official zoning maps227. Uses and development standards depend on the parcel's district and overlay, and the residential packet publishes different setbacks for Virginia City, Highland Ranches, Virginia City Highlands and Virginia Ranches23. For a prefab home on a 40-acre Virginia Ranches parcel, the packet specifies a permanent foundation and bedroom-based minimum floor areas; those sizes are not a countywide tiny-home rule13. Manufactured-home eligibility depends on the applicable standards and parcel restrictions12. Short-term vacation rentals are prohibited in the Estate zone, not necessarily countywide24. Minimum parcel size depends on the district: R1 residential lots run from 5,000 square feet (R1-5) to 20,000 square feet (R1-20), while Estate lots run from 1 acre (E-1) up to 40 acres (E-40, and E-40-VR in Virginia Ranches)910. Ask Planning to confirm the parcel's map designation, overlay, setbacks and allowed dwelling type21.

How do septic permits work in Storey County?

A Storey County residential septic project needs a percolation test and a septic and leach-field design submitted to the Nevada State Division of Public and Behavioral Health for approval and a permit48. Storey County requires an approved plot plan and construction permit before installation25. Poor percolation may require an engineered system, and leach lines cannot run through or within 100 feet of a natural drainage area8. Only 1% of Storey County soils are rated without severe limits for a conventional drain field, so make a feasible septic design a purchase contingency15. The system must be inspected before any part is covered, after which State Health sends approval to Community Development26.

Can you live in an RV or tiny home on your land in Storey County?

Storey County allows occupancy of a travel trailer during construction only through a conditional permit tied to an active home project5. The trailer may be no longer than 35 feet, the initial permit lasts 6 months, and a second 6-month term depends on significant construction progress and the Building Official's discretion5. Before the county issues the $50 travel-trailer permit, the site must have an approved well, septic system, electrical source and building permit27. Storey County's general camping and long-term RV rules outside active construction could not be confirmed; ask Planning before occupying an RV21. Tiny-house placement is zoning-dependent, and a movable tiny house needs a parcel-specific certificate of occupancy2829.

Building a home in Storey County: the steps, in order

  1. Ask Storey County Planning to identify the parcel's zoning district, overlays, setbacks, flood-zone review and allowed dwelling type302331.
  1. Submit the plot plan and required applications, stake the site and complete the county's on-site plot inspection before work begins20.
  1. Resolve sanitation, water, electricity and access; obtain state septic and well approvals where applicable, or submit county water and sewer hookup applications where service is available4143233.
  1. Budget for the published building-permit charges and complete plan review34.
  1. Obtain the physical building permit before construction; an owner-builder must file the exemption paperwork and directly supervise licensed subcontractors111.
  1. Schedule mandatory inspections before advancing to each next construction phase16.

What to check before you buy land in Storey County

Confirm wastewater feasibility first: only 1% of Storey County soils are rated without severe limits for a conventional drain field, and the county process requires a percolation test158. For a private well, verify separation of at least 100 feet from septic tanks and 150 feet from leach lines, including neighboring systems14. In the Highlands, municipal water and sewer are unavailable, so parcels require a well and septic system35. Confirm legal access and easements: some subdivisions use private roadway easements, and Virginia Ranches roads are maintained by property owners rather than the county33. Ask Planning about flood-zone approval and parcel-specific development limits before closing3121.

Watch-outs

  • Storey County will not issue its permit for a septic-served project until the state health authority has approved the septic design and permit4.
  • A Storey County construction travel-trailer permit requires approved well, septic, electricity and a building permit before occupancy5.
  • Virginia Ranches roads are maintained by property owners rather than Storey County, so verify practical access and easements before buying33.

Sources

  1. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  2. Building Codes, quoted and re-checked
  3. Zoning Ordinances, quoted and re-checked
  4. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  5. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  6. Storey County Residential Construction Packet Policy #006 (2026 county census)
  7. Zoning Ordinances, quoted and re-checked
  8. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  9. Storey County Code § 17.16.050, Minimum parcel area and width requirements, quoted and re-checked
  10. Storey County Code § 17.40.030, Minimum lot size, quoted and re-checked
  11. Owner Builder Affidavit of Exemption, quoted and re-checked
  12. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  13. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  14. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  15. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  16. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  17. Owner Builder Affidavit of Exemption, quoted and re-checked
  18. Storey County Community Development (storeycounty.org)
  19. Residential Permit Application, quoted and re-checked
  20. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  21. Storey County Planning Department (storeycounty.org)
  22. Zoning Ordinances, quoted and re-checked
  23. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  24. storeycounty.org, quoted and re-checked
  25. Residential Construction Packet Policy #006, quoted and re-checked
  26. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  27. Residential Construction Packet Policy #006, quoted and re-checked
  28. Nevada Revised Statutes Chapter 278 — Planning and Zoning (Nevada statewide rule), quoted and re-checked
  29. NRS 278.253 — Ordinance for zoning of tiny houses (Nevada statewide rule), quoted and re-checked
  30. Zoning Ordinances, quoted and re-checked
  31. Residential Permit Application, quoted and re-checked
  32. Water & Sewer Hook-Ups, quoted and re-checked
  33. Storey County Residential Construction Packet Policy #006, quoted and re-checked
  34. Storey County Residential Construction Packet, Policy #006, quoted and re-checked
  35. Storey County Residential Construction Packet Policy #006, quoted and re-checked

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Storey County has countywide zoning.

RuleStorey CountyCarson CityLyon CountyDouglas CountyChurchill CountyWashoe CountyMineral County
Building permitRequiredLimitedRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsNot publishedCarson City Health & Human ServicesNot publishedCounty Community DevelopmentCounty Public WorksNorthern Nevada Public HealthCounty Building Dept.

County locator

Storey County in Nevada

35
County map
Storey County highlighted among the Nevada counties · colored by Index score

How Storey County scores

Seclusion40100% ev.
Self-Sufficiency2096% ev.
Admin Boringness43100% ev.
Durability24100% ev.
Property Autonomy94100% ev.
Carry Cost41100% ev.

Evidence strength: 99%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$480kTypical home
0.4%Property tax
$77,197Land / acre
11.9"Annual rain
45.2% of yrsSevere drought
4.7 / yr (+4.5)Mid-century 100°F days
51.1 daysMid-century dry spell
1.28" (+6.6%)Mid-century 1-day rain
1.1×Wildfire change factor
100%Forward climate coverage
$1,162Home insurance / yr
2.3% / yrInsurance growth
0.59%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
273,375Radius comparison (15 mi)
15.8People / sq mi
8.9%Federal land
23.8%Land at 15% slope or less
1%Soils rated "not limited" for septic (strict USDA rating)
1,633 acWorkable land screen
13.7%Wooded land
4 tonsBiomass / forest ac
50.9°FAvg temp

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Answers from the rulebook for Storey County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Storey County rules

  • Building permitRequired

    Residential construction requiring a Storey County building permit.

    • The packet states that additional items may apply because each property is unique.
    • A permit must be obtained before plans are released and before construction proceeds through the county process.
    • The permit is valid for 180 days and may be renewed at the discretion of the Building Official for one-half of the building-fee portion.

    permit validity: 180 days (May be renewed at one-half of the building-fee portion at the Building Official’s discretion.)

    “Before plans are released from Nevada Blue to the owner, a Building Permit must first be obtained.”
    One more reviewed finding on this topic
  • Owner-builder exemptionConditional

    Single-family residences constructed under owner/builder responsibility.

    • Workers Compensation insurance is required during construction.
    • The Nevada State Contractors Board new-residential-dwelling form must be signed and filed; it promises the home is not a speculative house to be sold, but an owner residence.
    • An owner/builder affidavit must be completed at plan submittal.
    • A contractor or handyman working under the owner/builder must have a Storey County business license.
    “A single-family residence may be constructed under Owner/Builder responsibility. However, Workers Compensation insurance is required for the course of the construction.”
  • Building code adoptedAdopted (with conditions)

    County building-code requirements, including residential and commercial construction.

    • Where conflicts occur between the referenced codes, the amendments apply.
    • The page also lists the 2024 IBC, 2024 IRC, 2024 IEBC, 2024 IECC, 2024 IFGC, 2024 IMC, 2023 NEC, 2024 UMC, 2024 UPC, 2024 ISPSC, 2024 Northern Nevada Amendments, 2024 IFC, 2024 IWUI, and 2023 NFPA standards.
    • The 2024 IWUI applies with the exception of Section 602 Residential Fire Sprinkler requirements.
    “The following model codes and amendments have been adopted by Storey County and are now in ordinance. You will want to submit plans using these adopted model codes.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Construction submitted to Storey County under county-adopted model codes.
      “The following model codes and amendments have been adopted by Storey County and are now in ordinance. You will want to submit plans using these adopted model codes.”
    • Adopted — Storey County building construction, including residential construction.
      “The following model codes and amendments have been adopted by Storey County and are now in ordinance.”
  • InspectionsRequired

    Residential construction subject to Storey County Community Development inspection.

    • Mandatory inspections must occur before proceeding to the next construction phase.
    • Required stages include plot walk/site visit, footings and stem wall, under-slab, framing, trade rough-ins, and final inspection for certificate of occupancy.
    • At least 24 hours’ notice is required; remote inspections are discretionary.

    inspection notice: >= 24 hours (Remote or video inspections require written request at least 24 hours in advance and Building Official approval.)

    “Inspections will be required to be performed by a Building Inspector at various stages of construction. Below is a list of mandatory inspections that must be scheduled before moving on to the next phase of construction.”
    2 more reviewed findings on this topic
    • Required — Residential construction under the Storey County residential permitting process.
      “Inspections will be required to be performed by a Building Inspector at various stages of construction. Below is a list of mandatory inspections that must be scheduled before moving on to the next phase of construction.”
    • Required — Residential building construction under a Storey County permit.
      “Inspections will be required to be performed by a Building Inspector at various stages of construction. Below is a list of mandatory inspections that must be scheduled before moving on to the next phase of construction.”
  • County-wide zoningPresent (with conditions)

    Land-use zoning administered by Storey County Planning Department.

    • Zoning ordinances are part of Storey County Code Title 17.
    “Storey County Planning Department oversees the county’s zoning ordinances and land use policies to protect the character, harmony, and stability of residential and business areas.”
    2 more reviewed findings on this topic
    • Present — County zoning ordinances and land-use policies administered by Storey County Planning Department.
      “Storey County Planning Department oversees the county’s zoning ordinances and land use policies to protect the character, harmony, and stability of residential and business areas.”
    • Present — Storey County zoning ordinances and land-use policies.
      “Storey County Planning Department oversees the county’s zoning ordinances and land use policies to protect the character, harmony, and stability of residential and business areas.”
  • Local zoningPresent

    Storey County zoning and land-use regulation in the county jurisdiction.

    • The cited official page identifies Storey County Planning Department and Title 17 as the zoning authority; it does not establish separate municipal or township overrides.
    “Storey County Planning Department oversees the county’s zoning ordinances and land use policies to protect the character, harmony, and stability of residential and business areas.”
    One more reviewed finding on this topic
    • Present — County-administered zoning in Storey County, including Title 17 and official zoning maps.
      “Zoning Ordinances are part of the Storey County Codes: Storey County Code - Zoning (Title 17).”
  • Zoning districtsPublished

    Storey County zoning districts and official zoning maps.

    • The official page links to Title 17 and official zoning maps.
    • The cited page does not itself enumerate every district or current numeric standard.
    “Zoning Ordinances are part of the Storey County Codes:”
    One more reviewed finding on this topic
    • Published — Storey County zoning districts published through Title 17 and official zoning maps.
      “Zoning Ordinances are part of the Storey County Codes: Storey County Code - Zoning (Title 17). The department also maintains and updates the city's official zoning maps.”
  • Minimum dwelling sizeSpecified

    Prefab homes on 40-acre Virginia Ranches parcels, subject to applicable building-code and zoning requirements.

    • The packet gives minimum sizes by bedroom count for a prefab home on a 40-acre parcel.
    • The home must meet International Building Code standards and be on a permanent foundation.

    one-bedroom minimum: 401 square feet · two-bedroom minimum: 1000 square feet · three-bedroom minimum: 1200 square feet

    “For the 40 acre parcel, if the prefab home meets building code, is located on a permanent foundation and meets the minimum size requirements (401 sf for a 1 bedroom, 1,000 sf for a 2 bedroom, or 1,200 for a 3 bedroom), it would typically be permissible.”
  • Minimum lot sizeSpecified

    Lots in Storey County E Estate zones.

    • The parcel area includes all easements, including easements for access to an adjacent parcel.
    • There is an exception for civic uses considered with a special use permit.
    • Other suffixes may have larger or intermediate minimum acreage limits if the existing limitation at adoption is met.

    E-1 minimum acreage: 1 acre (civic uses with special use permit) · E-2.5 minimum acreage: 2.5 acres (civic uses with special use permit) · E-5 minimum acreage: 5 acres (civic uses with special use permit) · E-10 minimum acreage: 10 acres (civic uses with special use permit) · E-40 minimum acreage: 40 acres (civic uses with special use permit) · E-1-VCH minimum acreage: 1 acre (located in Virginia City Highlands) · E-10-HR minimum acreage: 10 acres (located in Highland Ranches) · E-40-VR minimum acreage: 40 acres (located in Virginia Ranches)

    “E-1 1 acre E-2.5 2.5 acres E-5 5 acres E-10 10 acres E-40 40 acres E-1-VCH 1 acre located in Virginia City Highlands E-10-HR 10 acres located in Highland Ranches E-40-VR 40 acres located in Virginia Ranches”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Residential subdivisions and areas listed in the Storey County residential construction packet.

    • The packet lists differing setbacks for Rainbow Bend, Virginia City, Highland Ranches, Virginia City Highlands, and Virginia Ranches.
    • Front, back, and side setbacks are measured from road easement lines rather than property lines.

    Virginia City front setback: 20 feet · Virginia City back setback: 10 feet · Virginia City side setback: 5 feet · Highland Ranches front setback: 30 feet · Highland Ranches back setback: 40 feet · Virginia City Highlands front setback: 30 feet · Virginia City Highlands back setback: 40 feet · Virginia Ranches front setback: 30 feet · Virginia Ranches back setback: 40 feet

    “Set-back Requirements: Location Front Back Sides Well Septic”
  • Living in an RVTemporary only (with conditions)

    Travel-trailer occupancy during residential construction.

    • The unit may not exceed 35 feet in length.
    • Occupancy is allowed only during construction.
    • An approved well, septic system, and electrical power source are required before issuance.
    • A building permit must be issued first.
    • The permit is valid for six months and may be renewed once for a second six-month period if construction has made significant progress, at the Building Official’s discretion.
    • The fee is $50.

    maximum travel-trailer length: <= 35 feet · temporary travel-trailer permit fee: 50 USD · permit duration: 6 months (May be renewed for a second six-month period at the Building Official’s discretion.)

    “The applicant may obtain a travel trailer permit for a unit not to exceed 35 feet in length and may occupy said trailer during the course of construction only.”
    2 more reviewed findings on this topic
    • Temporary only (with conditions) — Travel-trailer occupancy while constructing a residence in Storey County.
      “The applicant may obtain a travel trailer permit for a unit not to exceed 35 feet in length and may occupy said trailer during the course of construction only.”
    • Temporary only (with conditions) — Travel-trailer occupancy during construction on a property with an active single-family residence permit.
      “The applicant may obtain a travel trailer permit for a unit not to exceed 35 feet in length and may occupy said trailer during the course of construction only.”
  • Manufactured homesLimited

    Use of a manufactured or mobile home as a permanent living accommodation or permanent living quarters in Storey County.

    • A manufactured or mobile home may be used as a permanent living accommodation only when the parcel lies within the MHO overlay zone shown on the land use classification map on file in the county building department and made part of Title 17.
    • A manufactured home or mobile home may not be used as a permanent living accommodation within the Comstock Historic District.
    • Separate water systems and septic tank or sewage facilities must be established before placement as permanent living quarters, and all pertinent statutes and ordinances must be complied with.
    • Manufactured homes and mobile homes already in use or in place before adoption of the zoning ordinance are not prohibited; if replaced, the replacement unit must meet the zoning ordinance.
    • Manufactured/mobile home parks are permitted only in approved zoning for Manufactured/Mobile Home Parks and must comply with Storey County Code Chapter 8.24.
    • All utilities in manufactured/mobile home parks must be underground.
    • Manufactured/mobile home parks must provide two off-street parking spaces per unit.
    • Manufactured homes and mobile homes in an MHO overlay zone are considered residences and are governed by the residence restrictions of the underlying zone.

    off-street parking spaces per manufactured/mobile home park unit: 2 spaces per unit

    “No manufactured or mobile home shall be used as a permanent living accommodation unless the parcel of land lies within the MHO overlay zone as shown on the land use classification map on file in the county building department, and made a part of this title. No manufactured home or mobile home shall be used as a permanent living accommodation within the Comstock Historic District.”
    One more reviewed finding on this topic
    • Limited — Prefab or manufactured residential homes on large residential parcels, especially Virginia Ranches.
      “Some manufactured homes are, and some are not. For the 40 acre parcel, if the prefab home meets building code, is located on a permanent foundation and meets the minimum size requirements (401 sf for a 1 bedroom, 1,000 sf for a 2 bedroom, or 1,200 for a 3 bedroom), it would typically be permissible.”
  • Off-grid sanitationLimited

    Onsite septic sanitation for Storey County residential construction.

    • A state septic permit, approved plot plan, and septic-system approval are required before installation.
    • A percolation test is required and may lead to an engineered system in areas with poor results.
    “Upon approval of your plot plan and septic system, a construction permit is issued; you may install the septic system.”
  • Well permitRequired

    New wells under Storey County's residential construction process.

    • The well-drilling company must provide its name, address, phone number, and State of Nevada well-drilling license number.
    • The final well report must be sent to Storey County Community Development.
    • The well must be at least 100 feet from a septic tank and 150 feet from leach lines, including neighboring systems.
    “A plot plan must be approved by an on-site inspection and the permit must be issued before any work commences.”
  • Mandatory utility hookupConditional

    Water and sewer hookups for Storey County residential and commercial properties, including new construction.

    • Applications must be submitted to Storey County Public Works for consideration.
    • New residential construction has separate water and sewer applications.
    • For new commercial hookups, Board of Commissioners approval is required first.

    new residential water hookup fee: 2500 USD · new residential sewer hookup fee: 3300 USD

    “To request water and sewer hook-ups for new residential construction, please complete the applications below and submit them to the Storey County Public Works department for consideration .”
    One more reviewed finding on this topic
  • Subdividing landRegulated (with conditions)

    Subdivisions and land divisions in Storey County.

    • The county's Title 16 page includes general provisions, subdivision application and approval, parcel maps, large-parcel division, water requirements, assurance, land readjustment, and boundary-line adjustment/consolidation.
    “16.20 Subdivision Application--Approval 16.30 Parcel Maps 16.40 Division Large Parcels 16.50 Water Requirements”
  • Driveway accessLimited

    Access for residential development, especially private-road subdivisions and Highlands areas.

    • Private roadway easements are in place for One Acre Virginia City Highlands and Ten Acre Highland Ranches.
    • Roadways in the Virginia Ranches area are maintained by property owners, not the County.
    • Applicants must ensure adequate access and easements where access does not follow designated easement areas.
    • The packet requires road easements to be identified on plot plans.
    “Private Roadway easements are in place for access to all properties located in the One Acre Virginia City Highlands and Ten Acre Highland Ranches.”
    One more reviewed finding on this topic
    • Limited — Residential or commercial construction and manufactured-home placement seeking a Storey County building permit.
      “Before a building permit can be issued for residential or commercial construction, or manufactured home placement, key requirements such as land use, sanitation, water, driveway access, and building plans must be met.”
  • Building in a floodplainLimited

    Residential development subject to Storey County flood-zone review.

    • The residential application lists Planning/Flood Zone approval as required.
    • Most areas are identified as Zone C; Rainbow Bend is identified as AO-1, AO-2, AOI-3, B, or C depending on location.
    • Applicants are directed to contact the Storey County Planning Department for questions.
    “Approvals Required: Permit No. Plot Walk Septic Well or Will-Serve Owner Builder Affidavit Historical Approval HOA Approval Planning/Flood Zone”
  • Short-term rentalsProhibited

    Short-term vacation rentals such as Airbnb or VRBO in the Estate zone.

    • The restriction is specifically stated for the Estate zone; no countywide short-term-rental conclusion is made.
    “Short Term Vacation Rentals, i.e. Air BnB/VRBO are not allowed in the Estate zone.”
  • Permit feesPublished (with conditions)

    Residential construction permits addressed by the Storey County residential construction packet.

    • The $1,600 residential construction privilege tax is a one-time fee for each dwelling unit and is paid when the permit is ready for pickup.
    • A $250 park tax is paid when obtaining a building permit.
    • Plan-review fee is 65 percent of the building-permit fee.
    • The listed fees are subject to the packet's stated scope and applicable additional permit components.

    residential construction privilege tax: 1600 USD (Each dwelling unit; one-time fee.) · park tax fee: 250 USD (Individual community parks; paid when obtaining building permit.) · plan review fee: 65 percent of building permit fee

    “Residential Construction Privilege Tax (Storey County Code 3.52.040). This tax is in the amount of $1,600 for the construction of each dwelling unit.”
  • Permit processPublished (with conditions)

    Residential building permit application and plan-submittal process.

    • A plot plan must be submitted, inspected, staked, and approved before work begins.
    • Plans must include structures and improvements within 150 feet of septic tanks and leach fields, road easements, and well/septic/residence locations.
    • Well, septic, and electrical permits may be purchased together for initial lot development.
    • Additional items may be required because each property is unique.
    • Permits are not issued with TBD listed as contractor.
    “A Plot Plan must be submitted which includes all structures and improvements on the property.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Commercial, industrial, and residential project submissions to Storey County.
      “After reviewing either the PDF or the graphic guide and completing all the required components, please email your plans to plans@storeycounty.org for review. Our team will evaluate your submission, provide any necessary feedback, and digitally stamp your plans in the system.”
    • Published (with conditions) — Residential building permit process administered by Storey County Community Development.
      “The plot plan then must be inspected on site and approved BEFORE any work begins.”

Nevada rules that apply here

  • Certificate of occupancyLimited

    Tiny houses regulated under a county or city ordinance adopted pursuant to NRS 278.253.

    • The applicable county or city governing body must adopt a tiny-house zoning ordinance under NRS 278.253.
    • For a tiny house not built on a permanent foundation, the certificate of occupancy may be issued only tied to the specific parcel on which the tiny house is located.
    • If the tiny house is moved from that parcel, the owner must obtain a new certificate of occupancy.
    • The ordinance may limit the certificate of occupancy to use as a single-family residential unit or accessory dwelling unit.
    • The ordinance must classify the tiny house consistently with the designated zoning district on the building permit or zoning approval.
    “If the tiny house is moved from that parcel, the owner of the tiny house must obtain a new certificate of occupancy.”
  • Tiny homesAllowed (with conditions)

    Tiny-house occupancy in zoning districts designated by Nevada counties and cities under NRS 278.253.

    • Counties with populations of 100,000 or more and cities with populations of 150,000 or more must designate at least one district for tiny houses classified as accessory dwelling units, at least one for tiny houses classified as single-family residential units, and at least one for tiny-house parks.
    • Counties with populations under 100,000 and cities with populations under 150,000 must designate at least one district for tiny houses classified as accessory dwelling units, single-family residential units, or located in a tiny-house park.
    • The governing body must consider disproportionate high and adverse human-health and environmental effects on minority and low-income populations before adopting the ordinance.
    • A certificate of occupancy may limit use to a single-family residential unit or accessory dwelling unit.
    • A tiny house not built on a permanent foundation requires a certificate of occupancy tied to the specific parcel; moving it requires a new certificate of occupancy.
    • Tiny-house-park ordinances must address community water and wastewater, spacing for public-safety access, space size, park lot size, open space, and parking.
    • The ordinance must define tiny house according to the International Residential Code definition.

    county population threshold: >= 100000 persons (For counties below this threshold, the alternative rule in NRS 278.253(2) applies.) · city population threshold: >= 150000 persons (For cities below this threshold, the alternative rule in NRS 278.253(2) applies.)

    “A governing body of a county whose population is 100,000 or more or a governing body of a city whose population is 150,000 or more shall adopt an ordinance for the zoning of tiny houses that: (a) Designates at least one zoning district in which a tiny house may be located and classified as an accessory dwelling unit; (b) Designates at least one zoning district in which a tiny house may be located and classified as a single-family residential unit; and (c) Designates at least one zoning district in which a tiny house may be located in a tiny house park.”
    One more reviewed finding on this topic
    • Limited — Tiny houses located in Nevada jurisdictions subject to NRS 278.253, including classification as accessory dwelling units, single-family residential units, or units in tiny house parks.
      “shall adopt an ordinance for the zoning of tiny houses that:”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on residential property in counties with populations of at least 100,000 and cities with populations of at least 60,000, subject to local ordinances adopted under NRS 278.257.

    • The ordinance must not prohibit separate kitchen facilities.
    • The ordinance may require no more than one additional parking space when existing primary-residence and street parking satisfy anticipated needs.
    • Side and rear setbacks may not be more restrictive than those for the primary residence.
    • Public-street improvements may be required only for reconstruction or repair of a street disturbed during construction or for public health and safety.
    • The ordinance generally may not prohibit rental housing, but may prohibit transient lodging.
    • Approved units must meet applicable building, housing, health, and safety codes.
    • The statute does not authorize more than two accessory dwelling units on one residential property.
    • The ordinance does not apply in a region covered by an interstate-compact regional planning agency whose regional plan calls for housing regulation.

    county population threshold: >= 100000 persons (The statute contains additional applicability exceptions.) · city population threshold: >= 60000 persons (The statute contains additional applicability exceptions.) · maximum additional parking spaces: <= 1 space (Applies when existing primary-residence and street parking satisfy anticipated parking needs.) · maximum accessory dwelling units per residential property: <= 2 units (NRS 278.257(4)(b) states that nothing in the section authorizes more than two.)

    “Except as otherwise provided in this section, each governing body of a county whose population is 100,000 or more and each governing body of a city whose population is 60,000 or more shall adopt an ordinance that authorizes the development and use of an accessory dwelling unit on residential property.”
  • Who permits septicMixed (with conditions)

    Nevada onsite sewage disposal systems statewide.

    • Residential approvals are issued by local health authorities or county building departments, not NDEP.
    • Commercial onsite wastewater systems are overseen and permitted by NDEP's Bureau of Water Pollution Control.
    • Commercial systems 3,000 gallons or smaller in Nye and Clark counties are permitted locally under existing agreements.
    “Residential approvals [...] not NDEP. [...] Commercial systems are permitted by BWPC”
    2 more reviewed findings on this topic
    • State (with conditions) — Individual septic systems needed before Storey County residential permitting.
      “A septic permit is required from Nevada State Department of public and behavioral Health before a Storey County Permit can be issued.”
    • State (with conditions) — Individual sewage disposal systems serving property in Storey County.
      “Each parcel requires a well and septic system, both approved by State of Nevada agencies, the State Department of Water Resources for the well, and the Division of Public and Behavioral Health for the septic”
  • Septic permitRequired

    Individual sewage disposal systems in Storey County.

    • A percolation test is required.
    • The test result and septic/leach-field design must be submitted to the Nevada State Division of Public and Behavioral Health for approval and permit.
    • An engineered septic system may be required in some areas if the percolation test is poor.
    • No leach line may run through or within 100 feet of natural drainage areas.
    • The construction permit is issued after approval of the plot plan and septic system.

    leach-line distance from natural drainage: >= 100 feet (No leach line shall run through or within 100 feet of natural drainage areas.)

    “A septic permit is required from Nevada State Department of public and behavioral Health before a Storey County Permit can be issued.”
    2 more reviewed findings on this topic
    • Required — Septic systems supporting Storey County residential construction.
      “A septic permit is required from Nevada State Department of public and behavioral Health before a Storey County Permit can be issued.”
    • Required — Installation of a septic system serving a Storey County property.
      “A septic permit is required from Nevada State Department of public and behavioral Health before a Storey County Permit can be issued.”
  • Septic inspectionLimited

    Existing systems submitted for coverage under Nevada's state OSDS program.

    • Existing systems must submit a Notice of Intent with pumping logs or inspection reports.
    • Systems built after 2008 may also need the Design Plan Approval Form.
    • This source does not establish a universal inspection interval for all residential septic systems.
    “Submit a Notice of Intent (NOI) with pumping logs or inspection reports.”
    2 more reviewed findings on this topic
    • Required — Septic-system installation supporting Storey County residential construction.
      “An inspection is required before covering any part of the septic system. State Health will send notification of approval to the Community Development Department.”
    • Required — Septic installation in Storey County.
      “An inspection is required before covering any part of the septic system. State Health will send notification of approval to the Community Development Department.”
  • Agricultural exemptionAvailable (with conditions)

    Division, exchange or transfer of Nevada land for agricultural purposes when every resulting parcel satisfies the statutory agricultural-subdivision exemption requirements.

    • The exemption applies only if each resulting parcel is 10 acres or more, unless local zoning laws require a larger minimum parcel size; in that event each resulting parcel must comply with the locally required parcel size.
    • Each parcel must have a zoning classification consistent with the master-plan designation, if any, for the parcel.
    • Each parcel must be describable by reference to standard subdivisions used in the United States Public Land Survey System.
    • Each parcel must qualify for agricultural-use assessment under NRS 361A.100 to 361A.160 and related regulations.
    • Each parcel must be accessible by an existing street, road or highway, through other adjacent lands owned by the same person, or by an agricultural-purpose easement granted in connection with the division, exchange or transfer.
    • The exemption does not apply if a resulting parcel ceases to qualify for agricultural-use assessment.
    • The exemption does not apply if new commercial buildings or residential dwelling units are proposed after the division, exchange or transfer; expansion, repair, reconstruction, renovation or replacement of preexisting buildings or dwelling units remains allowed when they are dilapidated, dangerous, at risk of being declared a public nuisance, damaged or destroyed by fire, flood, earthquake or another natural or man-made disaster, or otherwise in need of such work.

    minimum resulting parcel size: >= 10 acres (Local zoning may require a larger minimum parcel size.)

    “Except as otherwise provided in subsection 5, this chapter, including, without limitation, any requirements relating to the adjustment of boundary lines or the filing of a parcel map or record of survey, does not apply to the division, exchange or transfer of land for agricultural purposes if each parcel resulting from such a division, exchange or transfer: (a) Is 10 acres or more in size, unless local zoning laws require a larger minimum parcel size, in which case each parcel resulting from the division, exchange or transfer must comply with the parcel size required by those local zoning laws; (b) Has a zoning classification that is consistent with the designation in the master plan, if any, regarding land use for the parcel; (c) Can be described by reference to the standard subdivisions used in the United States Public Land Survey System; (d) Qualifies for agricultural use assessment under NRS 361A.100 to 361A.160, inclusive, and any regulations adopted pursuant thereto; and (e) Is accessible: (1) By way of an existing street, road or highway; (2) Through other adjacent lands owned by the same person; or (3) By way of an easement for agricultural purposes that was granted in connection with the division, exchange or transfer.”
    One more reviewed finding on this topic
    • Available (with conditions) — Owner-builder contractor-licensure exemption for an owner whose property’s primary use is an agricultural or farming enterprise.
      “An owner of property, the primary use of which is as an agricultural or farming enterprise, building or improving a structure on the property for his or her use or occupancy and not intended for sale or lease.”
  • Campground & park staysLimited

    Placement and use of manufactured homes as single-family residences outside mobile home parks under Nevada zoning law.

    • A local governing body’s zoning definition of single-family residence must include a manufactured home.
    • For placement outside a mobile home park, the home must be permanently affixed to a residential lot.
    • The home must have been manufactured within the 6 years immediately preceding the date it is affixed to the residential lot; this is a maximum age limit, not a minimum age.
    • Exterior siding and roofing must be similar in color, material and appearance to the exterior siding and roofing primarily used on other single-family residential dwellings in the immediate vicinity, as established by the governing body.
    • The home must consist of one or more sections and at least 400 square feet of living area, unless the governing body approves a lesser amount by administrative variance or another expedited procedure based on the lot’s size or configuration or the square footage of nearby single-family residences.
    • If the home has an elevated foundation, the foundation must be architecturally masked as determined by the governing body.
    • The standards must be objective and clearly documented and must not be adopted to discourage or impede attainable housing, including manufactured homes.
    • Before a building department issues a permit for placement of a used manufactured home under this section, the owner must surrender the certificate of title to the Housing Division of the Department of Business and Industry and submit proof of surrender to the building department.
    • The statute does not abrogate a recorded restrictive covenant prohibiting manufactured homes and does not apply within a historic district established under NRS 384.005 or 384.100.
    • A local government in a county with a population under 52,000 may adopt standards less restrictive than the statutory standards.

    maximum age at affixing: <= 6 years · minimum living area: >= 400 square feet (The governing body may approve less square footage by administrative variance or other expedited procedure based on the size or configuration of the lot or nearby single-family dwelling sizes.)

    “Except as otherwise provided in this section, in an ordinance relating to the zoning of land adopted or amended by a governing body, the definition of “single-family residence” must include a manufactured home.”
  • county zoning authorityGeneral

    Nevada counties adopting and enforcing zoning regulations for county territory, including unincorporated areas.

    • The governing body may divide the county into zoning districts and regulate or restrict buildings, structures and land within those districts.
    • The authority is subject to the exception in NRS 278.02071.
    • Zoning regulations must be adopted in accordance with the master plan for land use.
    • The regulations must address the statutory planning considerations, including air and water resources, open space and scenic resources, solar access, energy efficiency, recreation, natural-disaster protection, population plans when required, transportation and public facilities, land character and physical limitations, financial impact and suitability, health and general welfare, housing, existing neighborhoods and communities, solar or wind energy systems, and compatibility with military installations.
    • Additional notice and procedure requirements may apply to zoning changes, including requirements involving military installations, unincorporated towns, and counties with populations of 100,000 or more or 700,000 or more.
    “For the purposes of NRS 278.010 to 278.630, inclusive, the governing body may divide the city, county or region into zoning districts of such number, shape and area as are best suited to carry out the purposes of NRS 278.010 to 278.630, inclusive. Except as otherwise provided in NRS 278.02071, within the zoning district, it may regulate and restrict the erection, construction, reconstruction, alteration, repair or use of buildings, structures or land.”
  • county building authorityGeneral

    Nevada counties adopting building codes, regulating construction and building safety, issuing building permits, and enforcing those requirements in unincorporated areas.

    • Boards of county commissioners may regulate construction, maintenance and safety of buildings, structures and property within the county.
    • County authority is subject to NRS 244.368, 278.02315, 278.580, 278.582, 278.584, 278.5846, 278.586, NRS 444.340 to 444.430, inclusive, and NRS 477.030.
    • A county may adopt building, electrical, housing, plumbing or safety codes and establish necessary fees.
    • Under NRS 278.580, building-code adoption is subject to NRS 244.368 and NRS 278.586; the governing body may establish a reasonable fee schedule for building permits.
    • A building permit is required only after a building official is appointed and only within territory covered by the applicable building code or zoning regulations.
    • In counties with populations of 100,000 or more, additional construction and energy-code adoption and enforcement requirements apply.
    • A city building code may supersede less stringent county-code provisions within the city and, in counties under 700,000 population, within a one-mile limit outside city boundaries; farm or ranch buildings existing on March 30, 1959, are excluded from that supersession rule.
    “Subject to the limitations set forth in NRS 244.368, 278.02315, 278.580, 278.582, 278.584, 278.5846, 278.586, 444.340 to 444.430, inclusive, and 477.030, the boards of county commissioners within their respective counties may: 1. Regulate all matters relating to the construction, maintenance and safety of buildings, structures and property within the county.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot coverage under Storey County zoning.
  • Building height — Building-height controls under Storey County zoning.
  • Camping on your land — Temporary camping on private land in Storey County.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Water rights & wells in Storey County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Nevada’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt up to a limit

A single-family domestic well is exempt from a water-right permit up to 2 acre-ft/yr statewide, but in a State-Engineer-designated basin you must obtain approval before drilling, the State Engineer may bar new domestic wells where a municipal supplier is available, and in the most stressed basins (e.g. Pahrump) a new domestic well requires relinquishing 2.0 acre-ft of existing water rights.

Limit: 2.0 acre-ft/yr single-family domestic (NRS 534.180); 0.5 acre-ft/yr floor if curtailed in a critical management area

Nevada Revised Statutes Chapter 534 ↗
  • Churchill Valley (Basin 102)partial of county

    Over-appropriated State-Engineer-designated basin (committed groundwater rights exceed perennial yield); new appropriations are unavailable, and because the basin is designated a new exempt domestic well still needs a State-Engineer permit or waiver to drill (NAC 534.300/534.315).

    Nevada Division of Water Resources ↗
  • Dayton Valley (Basin 103)partial of county

    Over-appropriated State-Engineer-designated basin (committed groundwater rights exceed perennial yield); new appropriations are unavailable, and because the basin is designated a new exempt domestic well still needs a State-Engineer permit or waiver to drill (NAC 534.300/534.315).

    Nevada Division of Water Resources ↗
  • Tracy Segment (Basin 083)partial of county

    Over-appropriated State-Engineer-designated basin (committed groundwater exceeds perennial yield, NDWR 2023 Basin Status Maps); new appropriations are unavailable and a new exempt domestic well needs State-Engineer clearance to drill (NAC 534.300/534.315, NRS 534.120).

    Nevada Division of Water Resources ↗
  • Truckee Meadows (Basin 087)partial of county

    Over-appropriated State-Engineer-designated basin (committed groundwater exceeds perennial yield, NDWR 2023 Basin Status Maps); new appropriations are unavailable and a new exempt domestic well needs State-Engineer clearance to drill (NAC 534.300/534.315, NRS 534.120).

    Nevada Division of Water Resources ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Nevada state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Storey County, Nevada

Is Storey County a good place to live off-grid or homestead?

Storey County scores 35/100 on the Bolthole Index, a marginal county profile. Its strengths: a stronger property-autonomy legal backdrop. Watch-outs: weak self-sufficiency basics: only 11.9″ of rain a year, in severe drought 45.2% of years and elevated current hazard exposure.

Do you need a building permit in Storey County, Nevada?

Storey County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Nevada state environmental health program (Division of Public and Behavioral Health Environmental Health Section, reorganized in 2025 under the Nevada Health Authority), unconfirmed for this county. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Storey County?

Living in an RV on your own land in Storey County is allowed on a temporary basis only: Travel-trailer occupancy during residential construction. The unit may not exceed 35 feet in length. Occupancy is allowed only during construction. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Storey County, Nevada?

Land in Storey County runs about $77,197 per acre, based on the latest county data.

What is the water situation in Storey County?

Storey County gets about 11.9" of rain a year, with severe drought in roughly 45.2% of years. On water rights, Storey County lies in the Churchill Valley (Basin 102) — Over-appropriated State-Engineer-designated basin (committed groundwater rights exceed perennial yield); new appropriations are unavailable, and because the basin is designated a new exempt domestic well still needs a State-Engineer permit or waiver to drill (NAC 534.300/534.315)..

How remote is Storey County?

A typical private-land location has about 273,375 people within 15 miles and 833,584 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Storey compares in Nevada

Compare side-by-side →See all 17 Nevada counties ranked →