Questions Raised Over Reno Home Flip, Permits, and Zoning at 1620 Harold Drive

City of Reno website permits

A recently listed Reno home at 1620 Harold Drive is raising eyebrows over what appears to be a dramatic four-month flip, advertised renovations, and unanswered questions about permits, zoning, and disclosure requirements.

The property, APN 002-261-07, was purchased on August 20, 2025, for $267,000, according to Washoe County document #5563119. The buyer was Shasta Properties LLC, a Nevada entity (E0499092017-3). The listed resident agent for Shasta Properties is Brandon Goles, who is also the listing agent for the property’s current sale.

On December 17, 2025, just four months after the purchase, the home was listed for sale (MLS #250059173) at $550,000—a price increase of $283,000.

Advertised Improvements vs. Public Records

The current listing markets the property as:

• “Fully renovated”

• “Duplex potential”

• “Brand-new roof”

• “New vinyl windows”

• A “fully renovated second living space” downstairs, including a new kitchen and bathroom, described as ideal for a second unit, in-law suite, or rental

However, a review of publicly available permit records shows no building permits pulled for the advertised improvements, including the downstairs unit, roof, or windows.

According to the Washoe County Assessor, the home is listed as:

• 825 sq. ft. upstairs

• 825 sq. ft. unfinished basement

• 2 bedrooms, 1 bathroom

The MLS listing, by contrast, describes the property as:

• 1,650 sq. ft.

• 4 bedrooms, 2 bathrooms

Zoning and ADU Concerns

The property is zoned SF8 (Single-Family Residential). Under current zoning rules, the size of the downstairs unit—based on assessor records—appears to exceed what would be allowed for an Accessory Dwelling Unit (ADU), even under recent amendments, and would not qualify for retroactive approval.

Additionally, the windows in the downstairs living space appear to be undersized for legal egress, a basic life-safety requirement under building code.

CC&Rs Prohibit Additional Units

The home is located in the Lake Park Heights subdivision, which is governed by recorded Covenants, Conditions, and Restrictions (CC&Rs). According to Washoe County document #177796, the CC&Rs state:

“All lots in Blocks A, B and C shall be known and described as residential lots. No structures shall be erected, altered, placed, or permitted to remain on any residential building plot other than one detached single-family dwelling.”

Those CC&Rs would have been provided at closing when Shasta Properties purchased the home in August.

Disclosure Obligations

Nevada’s Seller’s Real Property Disclosure (SRPD) form requires sellers to disclose known zoning violations, non-conforming uses, and unpermitted work. Specifically, section 2(f) addresses zoning and land use compliance.

Because Brandon Goles is both the resident agent for the owning LLC and the listing agent, it is reasonable to assume he would be the individual signing—or responsible for—the SRPD disclosures.

At minimum, the situation raises questions about whether the renovations were completed without permits, whether the downstairs unit is legally recognized, and whether buyers are being accurately informed of the property’s true status.

For a flip that more than doubled in price in four months, the lack of permits and apparent zoning conflicts could represent a significant financial and legal risk—not just for a future buyer, but for the seller as well.

As always, the documents speak for themselves. Buyers, neighbors, and regulators may reasonably ask: who is checking, and when?