Bolthole Index

Erie County, New York

Zoning, building permits and septic rules in the Town of Aurora, New York

The Town of Aurora in Erie County, New York runs its own zoning code (Chapter 116)1, and building permits come from the town's Building & Code Enforcement office2. Septic permits for every address in Erie County come from the Erie County Department of Health, not the town3. Living in an RV or mobile home on your lot is allowed only under tight conditions4.

At a glance

Zoning
Town of Aurora zoning code, Chapter 116, with R1, R2, R3, RR, A and three commercial districts15
Building permit
Required for new construction; issued by the town's Building & Code Enforcement office26
Septic
Erie County Department of Health issues the construction permit3
RV or mobile home as a dwelling
Limited: more than 150 feet from each street line, one per lot, up to one year, with a code enforcement permit4
R1 minimum lot
32,670 square feet (3/4 acre) with 125 feet of frontage7
R1 minimum home size
1,200 square feet8
Owner-builder
Homeowners can act as their own general contractor under state BP-1 rules, with limits9
Flood zones
Development in mapped flood hazard areas must follow the town's flood hazard regulations10

Who to call

Building permits

Town of Aurora Building & Code Enforcement

Building permits, plan review, inspections and zoning enforcement for the Town of Aurora and the Village of East Aurora

(716) 652-7591

[email protected]

575 Oakwood Avenue, East Aurora, New York 14052

Septic permits

Erie County Department of Health — Division of Environmental Health

Onsite wastewater treatment system (septic) construction and repair permits countywide in Erie County

716-961-6800

[email protected]

ECDOH Building, 503 Kensington Avenue, Buffalo, NY 14214

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

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

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Does the Town of Aurora, NY have zoning?

Yes. The Town of Aurora, Erie County, adopts and administers its own zoning code, Chapter 1161. The town is divided into R1, R2 and R3 residence districts, an RR rural residential district, an A agricultural district and C1, C2 and C3 commercial districts, with the district boundaries on the official zoning map filed with the town clerk5.

Dimensions depend on the district. In the R1 single-family district, a lot needs at least 32,670 square feet (3/4 acre, not counting the street right-of-way) and 125 feet of frontage7. A principal building in R1 must sit at least 75 feet back from the street right-of-way, although a block-average rule can lower that to no less than 45 feet11. R1 principal buildings top out at 2 1/2 stories and 35 feet, and accessory buildings at one story and 15 feet12. An R1 dwelling must be at least 1,200 square feet8.

We have not confirmed the lot, setback or home-size numbers for the other districts, nor any lot-coverage limit, so check the district that covers your parcel with the Building & Code Enforcement office2. Inside the Village of East Aurora, the same office enforces the village's separate zoning ordinance2.

Do you need a building permit in the Town of Aurora, and who issues it?

Yes for new construction. New York requires building permits for work that must conform to the state Uniform Code, and each town enforces that requirement locally6. In Erie County, towns, villages and cities enforce the code, not the county13. The Town of Aurora's Building & Code Enforcement office lists permits for all new construction, accessory buildings such as a barn, garage, pole barn or shed, and other work2.

That office serves the Town of Aurora and the Village of East Aurora2. A certificate of occupancy is required for work that needed a building permit14. The town's own permit ordinance was not available to us, so fees and the step-by-step process are unconfirmed; call (716) 652-75912.

A homeowner building an owner-occupied one- to four-family home can serve as the general contractor, but state workers' compensation rules apply: for new construction of a personal primary or secondary residence, form BP-1 may not be filed and coverage or proof of exemption is required9.

How do septic permits work in the Town of Aurora?

Septic permits are not a town function. The Erie County Department of Health issues the construction permit for onsite wastewater systems anywhere in Erie County3. A new home needing a septic system must hire a licensed design professional, who prepares an engineer's report and plans submitted with an application and a $300 fee1516. The design professional also completes construction inspections17.

Where public sewer is available, the town's zoning code says new residences generally cannot be built without connecting18. Likewise, a new residence must connect to public water if it is available18. If you are buying a property served by septic or a private well, Erie County requires a Property Transfer Certification before title transfers3. Private wells inside the town are unconfirmed; ask the county health department16.

Can you live in an RV or mobile home on your land in the Town of Aurora?

Only under conditions. Chapter 116 bars using a habitable vehicle or mobile home as a temporary or permanent dwelling in any district unless it is more than 150 feet from each street line, on a lot the occupant owns, one per lot, and not used for more than one year, with a code enforcement officer permit for no more than one year4. Manufactured homes outside a mobile home park fall under the same conditions19.

Installing a manufactured home also requires a building permit and a certificate of occupancy under state rules20. We could not confirm whether the habitable-vehicle rule reaches tiny homes on wheels, or what the town allows for general camping; ask the Building & Code Enforcement office before you buy2.

Building a home in the Town of Aurora: the steps, in order

  1. Confirm your zoning district on the town's zoning map and read Chapter 116 for that district5.
  2. Ask the Building & Code Enforcement office at (716) 652-7591 about permits, fees and any site plan review2.
  3. If no public sewer is available, hire a licensed design professional and apply to the Erie County Department of Health for the septic construction permit, with a $300 fee15.
  4. Check whether your parcel lies in a mapped flood hazard area; development there must follow the town's flood hazard rules10.
  5. If the driveway meets a state highway, get a New York State Department of Transportation permit21.
  6. Apply for the building permit, keep work exposed until inspected, and obtain a certificate of occupancy2214.

What stays with Erie County, and what to check before you buy in Aurora

Septic permits and the property-transfer certification stay with the Erie County Department of Health3. The county does not set zoning; zoning is made and administered by each municipality23. For land outside the Town of Aurora, see the Erie County page.

County-level context: Erie County's effective property tax rate is 2.1%24 and its median property tax bill is $4,525 a year25. Only 0.3% of county soils rate as not limited for a conventional drain field, so expect a site evaluation and often an engineered system26. The nearest city of 100,000 or more is about 13 miles from the county center27.

Watch-outs

  • Inside the Village of East Aurora, the village's own zoning ordinance applies rather than the town's, so confirm which one covers your parcel with the Building & Code Enforcement office2.
  • We could not confirm the town's permit fees, short-term rental rules, accessory dwelling rules or well rules; call the Building & Code Enforcement office at (716) 652-75912.
  • Septic permits from Erie County and building permits from the town are separate approvals, and the septic permit is not part of the town's process3.

Sources

  1. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  2. Town of Aurora Building & Code Enforcement (townofaurorany.gov)
  3. Septic and Onsite Wastewater Systems, quoted and re-checked
  4. Chapter 116 Zoning, Article II Supplementary Regulations - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  5. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  6. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
  7. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  8. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  9. Workers’ Compensation Requirements for Government Issued Permits, Licenses and Contracts, quoted and re-checked
  10. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  11. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  12. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  13. NYS Department of State - Building Standards and Codes (2026 county census)
  14. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
  15. Septic and Onsite Wastewater Systems, quoted and re-checked
  16. Erie County Department of Health — Division of Environmental Health (www3.erie.gov)
  17. Septic and Onsite Wastewater Systems, quoted and re-checked
  18. Chapter 116 Zoning, Article II Supplementary Regulations - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  19. Chapter 116 Zoning, Article I General Provisions and Districts - Town of Aurora, NY (eCode360) (Town of Aurora), quoted and re-checked
  20. Division of Building Standards and Codes Frequently Asked Questions, quoted and re-checked
  21. Residential Driveway Permits (New York statewide rule), quoted and re-checked
  22. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
  23. Municipal Planning Grant Program, quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. Median property tax bill: Bolthole Index county data
  26. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  27. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Town of Aurora

Town of Aurora’s own rules

  • Local zoningPresent

    Land inside the Town of Aurora, Erie County, NY limits; the town administers its own zoning code (Chapter 116)

    • The chapter's own title identifies it as the Town of Aurora zoning code.
    • Chapter 116 on eCode360 notes that a local law repealed the former 2017 chapter 116; the effective date of the current chapter was not captured.
    “this chapter shall be known as the "zoning code of the town of aurora, erie county, and state of new york."”
  • Zoning districtsPublished

    Zoning districts inside the Town of Aurora: R1, R2, R3, RR, A, C1, C2, C3 (plus the West Falls Hamlet overlay in § 116-8.10)

    • District boundaries are shown on the official zoning map filed with the town clerk (§ 116-6).
    • Only the R1 district dimensional block was captured; R2, R3, RR, A and commercial district dimensions are not in this record.
    “§ 116-5 enumeration of districts. a. the town of aurora is hereby divided into the following types of districts, hereinafter referred to as "zoning districts:" r1 residence district r2 residence district r3 residence district rr rural residential district a agricultural district c1 commercial district c2 commercial district c3 commercial district”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Single-family dwellings in the R1 single-family residential district inside the Town of Aurora

    • Accessory building footprint may not exceed 25% of the required rear yard (R1 building size subsection c(2)).
    • Other districts' dwelling size minimums were not captured.

    minimum dwelling size: >= 1200 square feet

    “c. building size. (1) dwelling: not less than 1,200 square feet. (2) accessory building/structure: footprint not to exceed 25% of the required rear yard.”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family lots in the R1 single-family residential district inside the Town of Aurora

    • Figures are the R1 district standard in § 116-8.1 subsection d; other districts (R2, R3, RR, A) are not captured here.
    • The lot size figures are stated as minimums; the area excludes the street right-of-way.

    minimum frontage along or parallel to street right-of-way: >= 125 feet · minimum lot area: >= 32670 square feet (3/4 of an acre, not including the right-of-way) · minimum lot width: >= 125 feet

    “d. minimum lot size. (1) frontage along or parallel to the street right-of-way: 125 feet. (2) area: 32,670 square feet (3/4 of an acre, not including the right-of-way). (3) width: 125 feet.”
  • SetbacksDistrict specific (with conditions)

    Principal buildings on lots in the R1 single-family residential district inside the Town of Aurora (front yard)

    • Under the R1 block, where 20% or more of lots on the same block side within 1,000 feet are built up, the average existing setback sets the minimum, but this provision may not allow a front yard less than 45 feet.
    • Corner lots must meet the front setback from the right-of-way of the primary street (text truncated in capture).
    • Side and rear yard setbacks for R1 were not captured in this record and are not stated here.

    minimum front yard setback from street right-of-way: >= 75 feet (block-average rule may set a smaller minimum, but not less than 45 feet)

    “e. front yard depth or setback. (1) a minimum of 75 feet from the street right-of-way.”
  • Building heightDistrict specific (with conditions)

    Buildings in the R1 single-family residential district inside the Town of Aurora

    • Heights are mean heights (average of roof eave height and highest roof point, per the Article I definition).
    • Accessory structure limit applies to accessory buildings/structures in R1.

    maximum mean height, principal buildings: <= 35 feet (not more than 2 1/2 stories) · maximum mean height, accessory buildings/structures: <= 15 feet (one story)

    “b. maximum mean height. (1) for principal buildings: 2 1/2 stories, not to exceed 35 feet. (2) for accessory buildings/structures: one story, not to exceed 15 feet.”
  • Living in an RVLimited

    Use of a habitable vehicle or mobile home as a temporary or permanent dwelling on private land inside the Town of Aurora

    • Permitted only if more than 150 feet from each street line and on a lot owned in fee by the occupant.
    • Not more than one such vehicle or mobile home per lot or parcel.
    • May not be stored, used or occupied for more than one year.
    • Subsection (4) requires a permit; its text was truncated in capture.
    • Mobile home parks are governed by § 116-37 (not captured).

    minimum distance from each street line: > 150 feet · maximum vehicles or mobile homes per lot: <= 1 count · maximum occupancy period: <= 1 year

    “(1) it shall be more than 150 feet from each street line and on a lot owned in fee by the occupant of such vehicle or mobile home. (2) not more than one such vehicle or mobile home shall be located on any lot or parcel of land. (3) such vehicle or mobile home shall not be stored, used or occupied for more than one year. (4) a permit therefor shall have been granted by the code enforcement officer for not more than one year.”
  • Manufactured homesLimited

    Manufactured homes and mobile homes used as dwellings inside the Town of Aurora, outside a mobile home park

    • Manufactured homes are regulated by Chapter 116 §§ 116-36 and 116-37 per the Article I definition.
    • Same conditions as § 116-36(a): more than 150 feet from each street line, on a lot owned in fee by the occupant, one per lot, and no occupancy longer than one year.
    • Mobile home parks are governed by § 116-37 (not captured).
    “a. except as provided in § 116-37, no habitable vehicle or mobile home shall be stored or used in any district as a temporary or permanent dwelling or for any trade or occupation, whether or not its wheels have been removed and whether or not it has been placed upon a foundation, except under the following conditions:”
  • Mandatory utility hookupWater and sewer (with conditions)

    New residences and other new principal buildings inside the Town of Aurora, where public water or public sewer is available

    • Obligation applies only where a public water supply or public sewer system is available; no distance threshold is stated in § 116-29.
    • Farm structures are excepted.
    • Chapter 93 (Sewers) and Chapter 113 (Water) govern connection details but were not opened.
    “a. if a public water supply is available, no new residence or other new principal building, except a farm structure, shall be constructed, erected, built, or used without connection with such water supply.”
  • Building in a floodplainRequired

    Development on land inside the Town of Aurora that is subject to flood hazard regulations

    • Compliance with flood hazard regulations is required under § 116-12; the flood damage prevention rules are in Chapter 68 (listed in the index, not opened).
    • Permit form and thresholds were not verified.
    “a. no building shall hereafter be erected or substantially altered in any area depicted as a floodway on the flood boundary - floodway map or as a special flood hazard area on the flood insurance rate map (firm), nor shall any land be used or developed, except in accordance with the regulations for control of special flood hazards.”

Still unanswered

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

  • Building permit — Building permits for new homes inside the Town of Aurora
  • Owner-builder exemption — Owner-builder construction of a home inside the Town of Aurora
  • Building code adopted — Building code adoption for new construction inside the Town of Aurora
  • Inspections — Building inspections inside the Town of Aurora
  • Certificate of occupancy — Certificates of occupancy for new homes inside the Town of Aurora
14 more unanswered
  • Lot coverage
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees
  • Permit process

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.

Unanswered questions are usually a sign that Town of Aurora publishes no rule on the point, not that none exists. Erie County’s page lists the county offices to call.

← All of Erie County: county rules, score and offices