Zoning, building permits and septic rules in Town of Leeds, Maine

Town of Leeds’s own rules

• Building permitRequired

  Construction, alteration, repair, or installation of a building, structure, swimming pool, tower, or wind or solar generation device inside Leeds town limits.

  • No notice is required for construction costing less than $2,000 on existing buildings, normal maintenance such as painting or redecorating, or ordinary upkeep, except as Article V (Floodplain) requires.

  “This notice will not be required for construction of less than $2,000 on existing buildings, nor for any normal maintenance work such as painting, redecorating, etc., or ordinary upkeep of the building except as required in Article V. Floodplain.”

• InspectionsRequired

  Land-use-permit work and occupancy-permit requests inside Leeds town limits.

  • The CEO conducts on-site inspections for compliance with applicable laws and permit conditions.

  “The Code Enforcement Officer shall conduct on-site inspections to insure compliance with all applicable laws and conditions attached to permit approvals.”

• Certificate of occupancyRequired

  Newly constructed, placed, relocated, or expanded structures intended for human habitation inside Leeds town limits.

  • Before issuance, the CEO must find compliance with the land-use permit and that any required subsurface wastewater system has been installed, inspected, and approved by the Local Plumbing Inspector.

  “No newly constructed, placed, relocated, or expansion of any existing structure, intended for human habitation shall be occupied until an Occupancy Permit has been issued by the Code Enforcement Officer in accordance with the following.”

• Local zoningPresent (with conditions)

  Land and structures inside Leeds town limits; the general zoning ordinance excludes land and water regulated by Leeds's Shoreland Zoning Ordinance.

  • The general ordinance excludes land and water subject to the Town's Shoreland Zoning Ordinance.

  “The provisions of this Ordinance shall govern all land and all structures within the boundaries of the Town of Leeds, exclusive of the land and water area subject to the Town's Shoreland Zoning Ordinance.”

• Zoning districtsPublished (with conditions)

  Zoning districts inside Leeds town limits outside land and water regulated by the Leeds Shoreland Zoning Ordinance.

  • District boundaries are shown on the official map on file at the Town Office.
  • The land-use tables identify Industrial, Commercial, General Residential, Rural Residential, Prime Agriculture, and Special Protection columns.

  “Said Districts are located and bounded as shown on the Official Zoning Map, entitled "Zoning Map of Leeds, Maine", dated and on file at the Town Office.”

• Living in an RVTemporary only (with conditions)

  One recreational vehicle on a lot with a permanent residential dwelling inside Leeds town limits.

  • Occupancy is limited to 30 days in any 12-month period unless the CEO gives written approval after considering the need and whether healthful sanitary conditions are maintained.
  • The vehicle must meet setbacks, cannot connect to a subsurface waste-disposal system, cannot be on a foundation, and cannot have an attached structure.

  occupancy limit: <= 30 days per 12-month period (CEO may approve a longer period in writing.)

  “The recreation vehicle shall not be placed and occupied for more than 30 days within any 12-month period.”

• Manufactured homesAllowed (with conditions)

  Manufactured homes in Industrial, Commercial, General Residential, Rural Residential, and Prime Agriculture districts inside Leeds; they are not permitted in the Special Protection district.

  • The land-use table's Y designation is subject to issuance of a Land Use Permit by the CEO.
  • A manufactured home built before June 15, 1976, or not built to the federal manufactured-housing standards requires additional safety documentation before a land-use permit is issued.

  “Manufactured Home Y Y Y Y Y N Mobile Home Park2 N N Y N N N”

• Accessory dwellingsAllowed (with conditions)

  One accessory dwelling unit on the same lot as a single-family principal residence inside Leeds town limits.

  • A CEO permit is required.
  • The ADU must have at least 190 square feet, may not increase nonconforming conditions, and must meet stated fire safeguards and wastewater/plumbing requirements.
  • Before occupancy, the owner must verify adequate potable water and wastewater service and obtain the specified inspections and approvals.

  minimum floor area: >= 190 square feet

  “One ADU is allowed on the same lot where a single-family residence is the principal structure, with a permit granted by the CEO, provided all the following are met:”

• Septic inspectionRequired

  Required subsurface wastewater systems serving structures intended for human habitation inside Leeds town limits.

  • The system must be installed, inspected, and approved by the Local Plumbing Inspector before the CEO issues the occupancy permit.

  “Upon finding that the land use permit has been complied with and that any subsurface wastewater disposal system required has been installed, inspected and approved by the Local Plumbing Inspector the Code Enforcement Officer shall issue an Occupancy Permit.”

• Driveway accessRequired

  Private driveways serving one dwelling unit inside Leeds town limits.

  • Private driveways may serve only one dwelling unit.
  • Adequate erosion and sedimentation controls must be undertaken, and new driveways must meet the cited sight-distance requirements.

  “Private driveways may serve only one dwelling unit. The Public Works Director and/or Code Enforcement Officer shall review and approve all plans for private driveways.”

• Building in a floodplainRequired

  Development activities in designated flood-hazard areas inside Leeds town limits.

  • The Flood Hazard Development Permit is additional to other required town permits.
  • The application is submitted to the Code Enforcement Officer; the Planning Board or CEO issues the permit as specified by the ordinance.

  “Flood Hazard Development Permit shall be obtained from the Planning Board or Code Enforcement Officer, as specified. This permit shall be in addition to any other permits which may be required pursuant to the codes and ordinances of the Town of Leeds, Maine.”

• Permit feesPublished (with conditions)

  Land-use permit applications inside Leeds town limits.

  • The Selectmen may revise the fee schedule after a public hearing.
  • The cited dwelling fee excludes below-finished-grade basements.

  new dwelling base fee: 25 USD (Plus $0.10 per square foot of gross living area, porches, and decks; excludes basements below finished grade.) · new dwelling area fee: per 0.1 USD per square foot (Gross floor area of living space, porches, and decks; excludes basements below finished grade.)

  “New Dwelling [...]$25 plus $.10/sq. ft. of gross floor area living space, porches, decks, excluding basements below finished grade.”

• Permit processPublished (with conditions)

  Land-use permits inside Leeds town limits.

  • Applications must be written; the Enforcement Officer or Planning Board may request information needed to establish conformity.
  • A plumbing permit must be secured before a land-use permit for a structure or use involving construction, installation, or alteration of plumbing facilities.

  “Applications for permits shall be submitted in writing. The Enforcement Officer or Planning Board may require the submission of whatever information is necessary to determine conformance with the provisions of this Ordinance.”

Rules another office applies inside Town of Leeds

Town of Leeds does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Minimum lot sizeSpecified

  Rural Residential district outside areas regulated by the Leeds Shoreland Zoning Ordinance.

  • Lots must also comply with other applicable zoning and subdivision requirements.
  • All lots created after the ordinance's effective date must have at least 20,000 square feet of building window area.

  minimum lot area: >= 87120 square feet

  “minimum lot area (sq.ft.) 40,000 (1) 40,000 (1) 40,000 87,120 87,120”

• Lot coverageSpecified

  Prime Agriculture district outside areas regulated by the Leeds Shoreland Zoning Ordinance.

  maximum lot coverage: <= 20 percent

  “maximum lot coverage (percent) 60 50 20 20 20”

  One more reviewed finding on this topic

  • Specified — Rural Residential district outside areas regulated by the Leeds Shoreland Zoning Ordinance.

    “maximum lot coverage (percent) 60 50 20 20 20”

• Building heightSpecified

  Prime Agriculture district outside areas regulated by the Leeds Shoreland Zoning Ordinance.

  height limit: <= 35 feet

  “Maximum Lot Coverage (percent) 60 50 20 20 20 Height Limits (feet) 35 35 35 35 35”

  One more reviewed finding on this topic

  • Specified — Rural Residential district outside areas regulated by the Leeds Shoreland Zoning Ordinance.

    “Maximum Lot Coverage (percent) 60 50 20 20 20 Height Limits (feet) 35 35 35 35 35”

• Septic permitRequired

  Installation of a subsurface wastewater disposal system or its components inside Leeds town limits.

  • A permit is valid for work commenced within 24 months after issuance.
  • The owner or agent must obtain the permit before system construction; normal maintenance and repair are excepted under the state permitting guidance.

  permit validity for commencement: 24 months

  “A permit is required for installation of a subsurface wastewater disposal system or components thereof. A permit is valid for work commenced within 24 months after the permit is issued.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Leeds or Androscoggin County directly.

• Owner-builder exemption — Owner-built residential construction inside Leeds town limits.
• Building code adopted — Residential construction inside Leeds town limits.
• Minimum dwelling size — Principal single-family dwellings inside Leeds town limits.
• Camping on your land — Temporary camping on private land inside Leeds town limits.
• Tiny homes — Tiny-home occupancy inside Leeds town limits.

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.

Off-grid gear

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

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.