Published by Carnes Engineering & Consulting | Reno, NV
Here’s What a Civil Engineer Wants You to Know First
Reno is booming. From the Tesla Gigafactory effect to an influx of California transplants and a thriving local tech scene, Northern Nevada is seeing some of the most aggressive land development in its history. Subdivisions are expanding into the foothills. Custom homes are pushing further into Washoe County. Commercial projects are breaking ground across Sparks and south Reno at a pace that would have seemed unimaginable just a decade ago.
And with all that growth comes a question that every developer, landowner, and builder eventually faces:
Is this land actually ready to build on?
It’s a deceptively simple question — and getting the answer wrong can cost you months of delays and tens of thousands of dollars. At Carnes Engineering & Consulting, we’ve spent more than 34 years helping Reno-area property owners, contractors, and developers navigate exactly this challenge. Here’s what we want you to know before you break ground.
The Ground Beneath Your Feet Matters More Than You Think
In an urban setting with city sewer hookups, site preparation is relatively straightforward. But much of Northern Nevada — especially the rural parcels and custom home lots that are in high demand right now — relies on septic systems. And not every piece of land can support one.
That’s where percolation (perc) testing comes in.
A perc test measures how quickly water drains through the soil on a given parcel. This isn’t just a bureaucratic checkbox — it’s a fundamental safety and feasibility assessment. Soil that drains too slowly can lead to septic system failure, groundwater contamination, and serious public health issues down the road. Soil that drains too quickly may also fail to adequately filter effluent before it reaches groundwater.
In Nevada, a perc test performed by a licensed civil engineer is required before a septic system permit can be issued. Skipping this step — or trying to cut corners with an unlicensed tester — can invalidate your permit application entirely.
Why Local Knowledge Is Non-Negotiable
Nevada’s landscape is notoriously variable. Within just a few miles, you can go from clay-heavy soils that drain at a glacial pace to sandy, gravelly ground that barely holds moisture. The high desert terrain around Reno and Washoe County has its own quirks: caliche layers, volcanic rock, seasonal water tables, and elevation changes that all affect site engineering decisions.
A national firm working from a template won’t catch these nuances. A local civil engineer who has worked across Washoe, Storey, and Lyon counties for decades will.
At Carnes Engineering, our team has conducted percolation tests and site assessments across the region — from established neighborhoods to remote rural parcels. We know which areas tend to present challenges, how local agencies review submittals, and how to design systems that pass inspection the first time.
What Civil Engineering Services Does Your Project Actually Need?
Every project is different, but here’s a general roadmap for common scenarios:
Raw land / vacant parcel At minimum, you’ll likely need a perc test and a site evaluation before you can apply for permits. Depending on the lot size and intended use, you may also need grading plans, drainage analysis, and utility coordination.
Custom home construction Beyond perc testing, a full-service civil engineering engagement typically includes site grading and drainage design, septic system design, and coordination with the county or city on permits and inspections.
Commercial development Commercial projects in the Reno area often require more extensive work: traffic studies, storm water pollution prevention plans (SWPPPs), utility design, and ADA-compliant site layouts. Getting an experienced civil engineering team involved early in the process can prevent costly redesigns down the line.
5 Signs You Need to Call a Civil Engineer Before You Move Forward
- You just purchased raw land and want to build. Don’t assume the land is buildable. Get a site assessment first.
- Your septic system is failing or aging. A civil engineer can evaluate whether repair or full replacement is needed and design a compliant system.
- You’re experiencing drainage or erosion issues. Poor grading and drainage doesn’t fix itself — and it tends to get worse.
- You’re planning a subdivision or lot split. This is almost always a civil engineering project, full stop.
- You’re not sure what permits you need. That uncertainty is exactly what we’re here to resolve.
Carnes Engineering: 34+ Years of Northern Nevada Experience
We’re not a national firm with a local office. We are a Reno firm, through and through — founded here, rooted here, and committed to the responsible development of Northern Nevada for the long term.
Our services include:
- Percolation and soil testing
- Septic system design
- Civil site engineering and grading plans
- Drainage and storm water design
- Project management and permit coordination
- Construction inspection services
Whether you’re a first-time landowner trying to understand your options or an experienced developer managing a complex commercial project, we bring the same level of attention and local expertise to every engagement.
Ready to Get Started?
If you have a project in Reno, Sparks, Washoe County, or the surrounding region, we’d love to talk. Give us a call at (775) 997-3862 or visit us at carnesengineering.net to request more information.
Our office is open Monday through Friday, 7am–5pm. We’re here when you need us.
Carnes Engineering & Consulting | 9581 Long River Drive, Reno, NV | (775) 997-3862 | carnesengineering.net