Thinking about opening up your kitchen or adding a backyard feature in Southern Highlands? Before you pick paint colors, make sure your plans fit local rules. The right permits and inspections keep you safe, protect your investment, and help you avoid costly delays. In this quick guide, you’ll learn what needs a permit in 89141, how the HOA and County approvals work, what inspections to expect, and how to plan your timeline and budget. Let’s dive in.
Who approves your project
Southern Highlands is in unincorporated Enterprise, so Clark County Building and Fire Prevention is the authority that issues residential permits and handles inspections. At the same time, the Southern Highlands Community Association requires Architectural Review for many exterior changes. You often need both approvals.
- Start your exterior plans by reviewing the HOA requirements and submitting the Architectural Review application through the Southern Highlands Community Association forms page. Use the HOA forms page.
- For County permits, review the official “Do I Need a Permit?” guidance to confirm what your project requires. Check the County’s permit rules.
What needs a permit
Clark County’s rule of thumb is simple: if you build, enlarge, alter, move, or demolish a structure, or change any electrical, gas, mechanical, or plumbing system, you likely need a permit.
Common residential permits include:
- Building permits for additions, moving or removing load-bearing walls, major remodels, and enclosures.
- Electrical permits for new circuits, panel upgrades, or service changes.
- Plumbing permits for re-pipes, water heaters, gas piping, water softeners, or reverse osmosis.
- Mechanical permits for AC or furnace replacements and duct changes.
- Pools, spas, retaining walls, certain fences, and some exterior structures that may require additional approvals.
Clark County also offers “Simple Online Permits” for limited one-for-one replacements, like a water heater or a single appliance HVAC changeout. See simple permit options.
Finish-only work such as painting, flooring, cabinets, and countertops is typically exempt. When in doubt, confirm with the County. Review the County’s permit guidance.
How to get permits in 89141
Follow this straightforward process to stay on track:
1) Pre-check your scope
- If your work affects the exterior or is visible from the street, submit your HOA Architectural Review application first. Use the HOA forms page.
- Confirm which County permits are required for your scope. Check what needs a permit.
2) Choose and verify your contractor
- In Nevada, anyone contracting work of $500 or more must hold an active license with the Nevada State Contractors Board. Always verify the license, insurance, and references. Use the NSCB guidance and lookup.
- If you choose to act as an owner-builder, complete the required affidavit and understand the added responsibility.
3) Apply through the County portal
- Use Clark County’s Citizen Access Portal to submit applications, upload plans, and pay fees. Smaller items may qualify for Simple Online Permits.
4) Plan review and corrections
- County plan review goals are about 14 days for Residential Minor and about 21 days for standard or custom single-family reviews, with roughly 10 days for revisions. Timelines vary by workload. See plan review targets.
5) Permit issuance
- After approvals and fee payments, your permit is issued. Post it on site.
- Be aware of development impact fees that may apply at issuance. Review fee information.
Inspections explained
Most remodels follow a similar inspection sequence: underground utilities if needed, rough framing and trades, insulation or energy checks, then drywall and final inspections. Clark County offers video inspections for eligible items and Saturday inspections for many residential projects, which can help keep work moving. Keep the permit and job card on site and schedule inspections through the County. Learn how to schedule inspections.
Fees to expect
Your total cost usually includes:
- Plan review fees at submittal.
- Building and trade permit fees at issuance.
- Possible re-inspection or recording fees.
- Development impact fees where applicable, including transportation tax, Residential Construction Tax for parks, regional conservation fees, and a Traffic Mitigation Fee that the County lists for specific areas, including Southern Highlands. Review the County’s fee categories.
Tip: Use the County’s fee estimator to get a sense of costs, then confirm final amounts during review. Open the fee estimator.
Utilities and safety
Before you dig for trees, footings, fences, or pools, call 811 to mark utilities. This helps prevent outages and safety hazards. See call-before-you-dig safety.
For gas work, coordinate with Southwest Gas as needed and use a licensed contractor for any customer-owned piping. For electrical service changes and panel upgrades, coordinate your schedule with NV Energy and the County so the inspector can release the service to the utility. Water and sewer questions often involve LVVWD or the Southern Nevada Health District if a property uses a septic system.
Timelines to plan for
- Residential Minor reviews often target about 14 days for first review.
- Standard and custom single-family reviews often target about 21 days for first review.
- Revisions commonly target about 10 days each.
Your actual timeline depends on scope, corrections, and agency workload. Inspections can be scheduled through the portal, and video or Saturday inspections can speed eligible steps. Check the County’s review targets and build in buffer time.
Avoid unpermitted work
Clark County enforces code compliance. Unpermitted or non-compliant work can lead to administrative citations, penalties, orders to correct or remove work, and liens. The County has offered amnesty or voluntary-disclosure programs that may reduce penalties for homeowners who self-disclose. Local reporting has covered these programs and how they work. Read about amnesty efforts.
Code updates ahead
Clark County has adopted the 2024 I-Codes with local amendments, with an effective date of January 11, 2026. If you submit before that date, your project may be reviewed under the current codes. If you submit on or after that date, new requirements may apply. Confirm the code cycle when you apply. See the County’s code update notice.
Southern Highlands remodel checklist
- Review the Southern Highlands Design Manual and submit the ARC application for exterior changes. Start with the HOA forms.
- Confirm County permit needs for structure and any electrical, plumbing, or mechanical changes. Check permit requirements.
- Hire a licensed contractor or complete owner-builder steps. Verify licensing with the NSCB.
- Use the County’s portal to apply, upload plans, and pay fees. Consider Simple Online Permits for eligible one-for-one replacements. See simple permits.
- Budget for plan review, permit, and possible impact fees, including the Traffic Mitigation Fee in Southern Highlands. Review fee categories.
- Call 811 before any digging and coordinate with utilities for service changes. Review safety guidance.
- Keep your permit and job card on site, then schedule required inspections. See inspection scheduling.
Ready to plan updates that support your goals in Southern Highlands? Reach out to Goungo Realty for local insight on timing, scope, and how to align your remodel with your next move.
FAQs
Do you need a permit to remodel a bathroom in Southern Highlands?
- If you move a load-bearing wall or change plumbing, electrical, or ventilation, you almost always need a County permit. Check your scope against the County’s rules and confirm before starting.
How long does Clark County plan review take for small remodels?
- Residential Minor reviews often target about 14 days for first review, with additional time for corrections and revisions. Build in buffer time for scheduling and inspections.
Can you act as your own contractor in 89141?
- Nevada allows owner-builders, but any contracted work of $500 or more requires a licensed contractor. Owner-builders carry additional responsibility, so verify requirements before choosing this route.
What happens if past work was done without permits?
- The County can issue citations and require corrections. When available, amnesty or voluntary-disclosure programs can reduce penalties for homeowners who self-disclose.
Who inspects gas, electric, and plumbing work?
- Clark County inspectors review permitted building, electrical, plumbing, and mechanical work. Utilities may require coordination for service-level changes, such as panel upgrades or meter work.
