Can HOAs in Vegas prohibit an ADU?

Question

Hi there:

Investor and potential Vegas resident - I would love to move to Las Vegas with my mother who is over 70.  We would prefer a house with an ADU or a place with a lot big enough to build one.  I have found a few places with lots that seem big enough, but I am worried about having to fight with an HOA about it.  Does anyone know if HOAs can prohibit an ADU from being constructed?  If anyone is a Nevada real estate attorney, I would be happy to pay for a 1 hour consult to discuss if there are any pitfalls I should be aware of.    I have considered a duplex, but we really would like a pool and I have heard that duplexes in Vegas rarely have lots big enough for a pool...does anyone have any thoughts about duplexes where a pool would be possible?

I would appreciate any assistance as this impacts the type of property I would purchase for me and my mother,

Angelique

Bill B. · Answer

Not only can an Hoa prevent you, your neighbor can prevent you. I’ve personally seen several people prevented from building “above the fence line” because neighbors don’t want their view obstructed.

Your “easiest” path with an HOA would be a property with RV gates and parking. USUALLY you can occupy a full size RTV in your backyard. Your easiest path would be properties outside an HOA which is going to leave you with older large lot properties or farther outside the 215 circle. Search for “horse properties” or existing adus for guaranteed success.

Rob Kishi · Answer

There are a handful of homes that have built Casitas, but I believe NV doesn't allow full kitchens in them so most only have bathrooms. May not be an issue, but something I'm encountering while looking to set up an additional unit as well.

Angelique Naylor · Answer

Thank you Bill.  That gives me some good things to think about.  It is interesting that I could park a big RV and get no pushback, but can't build a smaller ADU.  I will definitely search for properties with an existing ADU - but we also want a pool and it is nearly impossible to get both in my price range.  I may end up having to try to find a lot and just build what I want. Lots to think about.

Josh Carlos · Answer

I'm also looking for similar since I'm newly divorced and have to find a place to stay, but am also wanting to house hack. I'm currently looking at some 4-plexes since they are more common than duplexes out here. There are a few neighborhoods that have casitas built in already or have a 3rd car garage that may be easy to convert. All the casitas I have seen here are just basically a bedroom, bathroom, and closet.

Bruce Lynn · Answer

Not only the HOA, but city often doesn't like ADUs, especially in HOA type neighborhoods.  Some cities consider that multi family when the neighborhood is zoned single family and will not really entertain rezoning requests or garage conversions.   Looks like "casita" is the right term to use in Vegas area.

Not sure your price range, but can you buy one with pool house already there?  although one thing I see is that pool houses are not to be used for residential purposes.

Here are some articles you might read.

https://library.municode.com/n...

https://www.clarkcountynv.gov/...

https://www.reviewjournal.com/...

Bill B. · Answer

There are 27 results if you search Zillow for Las Vegas properties with a pool and keyword casita (you won’t see them called adu’s in vegas.) some of those will say room for casita or possible casita, and a few will be over a million, but if you’re open to all of vegas you do have some choices.  I’m sure a local realtor could get you as many or more results with a daily update emailed out as well.

GL.

Can HOAs in Vegas prohibit an ADU?

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