Bolthole Index

Erie County, New York

Building permits, zoning and septic rules in Buffalo, New York

Buffalo, New York requires a building permit for most construction, alteration and demolition inside city limits, with a short list of exceptions1. The city runs its own zoning under the Unified Development Ordinance, known as the Green Code2. Septic permits in Erie County are issued by the Erie County Department of Health3; we could not confirm how that applies inside the city.

At a glance

Building permit
Required inside city limits, with listed exceptions1
Zoning
Yes, the city's Unified Development Ordinance (Green Code)2
Building code
New York State Uniform Fire Prevention and Building Code4
Certificate of occupancy
Required before a new or changed building is occupied5
Short-term rentals
Limited; non-owner-occupied rentals need a special use permit6
Septic (county)
Erie County Department of Health issues septic construction permits3

Who to call

Building permits

City of Buffalo Department of Permit and Inspection Services

Building permits, code inspections and certificates of occupancy inside Buffalo city limits

716-851-4949

[email protected]

65 Niagara Square, Room 301, Buffalo, NY 14202

Septic permits

Erie County Department of Health, Division of Environmental Health

Septic (onsite wastewater) construction permits in Erie County

716-961-6800

[email protected]

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 Buffalo means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Buffalo, NY?

Yes, in most cases. Buffalo requires a building permit for renovation, alteration, reconstruction, extension, enlargement, moving, erection, placement and demolition of a building or structure inside city limits1. The city's permit page lists exceptions, such as small storage sheds, and no permit is needed where work falls completely within those exceptions1.

Buffalo enforces the New York State Uniform Fire Prevention and Building Code, which the city code adopts4. Permitted work must stay accessible until inspected7, and a new or changed building cannot be occupied until the Commissioner issues a certificate of occupancy5. Fees are published on the city's fee schedule8.

Who issues building permits in Buffalo, NY, and how do you reach them?

Building permits inside Buffalo come from the City of Buffalo Department of Permit and Inspection Services, not from Erie County9. In Erie County the state building code is administered by each town, village and city rather than the county10. The office is at City Hall, 65 Niagara Square, Room 301; call 716-851-4949 or email [email protected]9.

The permit process covers registering the project, prior approvals, possible variance appeals, application, plan review, issuance, inspections and close-out11.

Does Buffalo have zoning, and what does it mean for RVs, tiny homes and setbacks?

Buffalo has zoning. The city adopted its Unified Development Ordinance, the Green Code, in 2016, and it is published with a zoning map2. Zoning approvals are separate from building permits, and the permit process includes the prior approvals and possible variance appeals that zoning can require11.

We could not confirm the rules for RV or tiny-home occupancy, accessory dwellings, minimum lot size, setbacks or height, because the district use tables were not available to us. Ask the Department of Permit and Inspection Services before buying. Short-term rentals are limited: owner-occupied rentals are allowed in most districts, and non-owner-occupied rentals need a special use permit and a short-term rental certificate6.

How do septic permits work in Buffalo, NY?

Septic permits in Erie County are handled by the Erie County Department of Health, Division of Environmental Health3, which issues construction permits for onsite wastewater systems12. A new system needs a licensed design professional's plans and a $300 fee13. We could not confirm whether any city-limits rule changes this, and we found no rule on private wells inside the city. Most city lots are on public sewer, but we could not confirm a city connection requirement, so ask the County Health Department at 716-961-680013.

Building a home in Buffalo, NY: the steps, in order

  1. Confirm the zoning district and allowed use with the Department of Permit and Inspection Services9.
  2. Get any zoning approvals or variances the project needs11.
  3. Apply for the building permit and pay the published fees8.
  4. If the lot needs a septic system, apply to the Erie County Department of Health13.
  5. Keep work exposed until inspected7.
  6. Obtain the certificate of occupancy before moving in5.

A homeowner acting as their own contractor on an owner-occupied one- to four-family home files form BP-1 under state rules; we could not confirm a separate Buffalo owner-builder rule14.

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

Septic permits, and well-water questions, stay with the Erie County Department of Health13. For land outside the city, see the Erie County page. Erie County's median property tax bill is $4,525 a year, an effective rate of 2.1%1516. Typical home value in the county is $304,05217. Also confirm flood-zone status; we could not confirm Buffalo's flood-damage rules, so ask the city permit office.

Watch-outs

  • Buffalo's permit office phone and room numbers vary across city web pages; confirm by calling the Department of Permit and Inspection Services before visiting9.
  • Septic, RV, tiny-home, setback and lot-size rules inside Buffalo are unconfirmed; ask the city permit office and the Erie County Department of Health before you buy13.
  • Non-owner-occupied short-term rentals need a special use permit and are barred in some zones6.

Sources

  1. Article II: Permits - City of Buffalo, NY (Buffalo), quoted and re-checked
  2. Chapter 496: Unified Development Ordinance - City of Buffalo, NY (Buffalo), quoted and re-checked
  3. Septic and Onsite Wastewater Systems, quoted and re-checked
  4. § 103-1 Adoption; filing - City of Buffalo, NY (Buffalo), quoted and re-checked
  5. Chapter 129: Certificates of Occupancy - City of Buffalo, NY (Buffalo), quoted and re-checked
  6. Chapter 380: Short-Term Rental Housing - City of Buffalo, NY (Buffalo), quoted and re-checked
  7. Chapter 129: Certificates of Occupancy - City of Buffalo, NY (Buffalo), quoted and re-checked
  8. Article II: Permits - City of Buffalo, NY (Buffalo), quoted and re-checked
  9. City of Buffalo Department of Permit and Inspection Services (buffalony.gov)
  10. NYS Department of State - Building Standards and Codes (2026 county census)
  11. Article II: Permits - City of Buffalo, NY (Buffalo), quoted and re-checked
  12. Septic and Onsite Wastewater Systems, quoted and re-checked
  13. Erie County Department of Health, Division of Environmental Health (www3.erie.gov)
  14. Workers’ Compensation Requirements for Government Issued Permits, Licenses and Contracts, quoted and re-checked
  15. Median property tax bill: Bolthole Index county data
  16. Effective property tax rate: Bolthole Index county data
  17. Typical home value (Zillow): 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 Buffalo

Buffalo’s own rules

  • Building permitRequired

    Renovation, alteration, reconstruction, occupancy or use, extension, enlargement, moving, erection, placement, demolition, or removal of a building, structure, or site inside Buffalo city limits.

    • No permit is necessary where work falls completely and solely within § 103-2.3 work descriptions.
    • The applicant must present the required application and, when applicable, a signed contract; after approval the Commissioner issues the permit within 60 days, subject to law and ordinance.
    “A building permit is always required when working on a building with the following exceptions:”
  • Building code adoptedAdopted (with conditions)

    Construction governed by the City of Buffalo Code inside Buffalo city limits.

    “The New York State Uniform Fire Prevention and Building Code, promulgated by the New York State Building Code Commission pursuant to Article 18 of the New York Executive Law (Chapter 707 of the Laws of 1981), is hereby made a part of the Code of the City of Buffalo.”
  • InspectionsRequired

    Work for which a certificate of occupancy is sought inside Buffalo city limits.

    • The work must be complete in accordance with applicable ordinances, rules, regulations, permit application, approved plans, and specifications before issuance.
    “Permitted work shall be required to remain accessible and exposed until inspected and accepted by the City of Buffalo responsible for enforcing the Uniform Code. Permit holders shall be required to notify City of Buffalo Code Enforcement when construction work is ready for inspection.”
  • Certificate of occupancyRequired

    Buildings erected, enlarged, extended, altered, or changed in occupancy or use inside Buffalo city limits.

    • The enlargement/extension requirement does not apply to one- and two-family dwellings where original floor area increases no more than 25%.
    • A conditional certificate may be issued before all work is complete only if completed portions can be safely occupied without endangering life, public health, or welfare.
    • No certificate may issue for known unremediated lead-based-paint violations or hazards.
    “No building hereafter erected shall be used or occupied in whole or in part until a certificate of occupancy shall have been issued by the Commissioner.”
  • Local zoningPresent (with conditions)

    Land inside Buffalo city limits.

    • The ordinance was adopted December 27, 2016; Neighborhood Commercial Corridor Zones had an effective date 45 days after adoption and all other zones 90 days after adoption.
    “[This ordinance is currently on file in the City offices and also available on the City's website.] ATTACHMENTS Buffalo Green Code (Unified Development Ordinance) Buffalo Pedestrian-Priority Frontage Map Buffalo Zoning Map”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Buffalo city limits.

    • The UDO is available on file in City offices and on the City's website.
    “[This ordinance is currently on file in the City offices and also available on the City's website.] ATTACHMENTS Buffalo Green Code (Unified Development Ordinance) Buffalo Pedestrian-Priority Frontage Map Buffalo Zoning Map”
  • Short-term rentalsLimited

    Short-term rental housing inside Buffalo city limits.

    • Owner-occupied rentals are allowed as of right except in N-4-30, N-4-50, D-IL, D-IH, D-OS, D-OG, D-ON, and C-R districts.
    • Non-owner-occupied rentals require a special use permit and a short-term rental certificate.
    • Short-term rentals are not allowed in N-4-30s and N-4-50s zones or in multiple residential dwelling units such as apartment buildings, co-ops, condos, and three-family units.
    • Properties used for short-term rentals require a City certificate and annual housing-code inspection.
    • No more than two dwelling units per building may be used as short-term rentals.

    maximum occupants: two adults and one child per room (Non-owner-occupied short-term rental) · maximum short-term-rental dwelling units: <= 2 dwelling units per building

    “Owner-occupied short-term rentals allowed as of right throughout the City of Buffalo except in N-4-30, N-4-50, D-IL, D-IH, D-OS, D-OG, D-ON and C-R Zoning Districts. Non-owner-occupied short-term rentals not allowed without a special use permit. Short-term rentals not allowed in N-4-30s and N-4-50s Zones. Non-owner-occupied short-term rentals must first obtain a special use permit coupled with a short-term rental certificate. [...] Short-term rental not allowed in multiple residential dwelling units such as apartment buildings, co-ops, condos, three-family units and other similar properties. Properties may only be used for the purpose of short-term rentals if the City has issued a short-term rental certificate. Properties used for the purpose of short-term rentals shall be subject to an annual inspection to determine compliance with the housing code. Non-owner-occupied short-term rental is only allowed as provided pursuant to Chapter 496 of the Unified Development Ordinance (UDO) Table 6A LODGING-Bed/Breakfast. A maximum of two adults and one child per room shall be allowed at a time. No more than two dwelling units per building may be used as short-term rentals.”
  • Permit feesPublished (with conditions)

    Building permits inside Buffalo city limits.

    • The application fee is paid upon submission of construction documents for permits requiring documents; for simple permits it is paid with the permit fee at issuance.
    • The permit fee is paid after plan-review approvals and at issuance for permits with submitted construction documents.
    “Building Permit fees have changed for both residential and commercial work in the City. This does not include plumbing, electrical, or heating work. The fee changes are effective from July 29, 2014.”
  • Permit processPublished (with conditions)

    Building projects inside Buffalo city limits.

    • The process includes required prior approvals and possible variance appeals.
    “The process which includes registration of a building project's particulars, the appropriate prior approvals, possible appeals for variances, application, construction document reviews, permit issuance, inspections of work and approvals, close-out, and appropriate certificates, and also accompanying paper and electronic documentation and record-keeping for the project.”

Still unanswered

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

  • Owner-builder exemption — Owner-performed residential construction inside Buffalo city limits.
  • Minimum dwelling size — Single-family residential districts inside Buffalo city limits.
  • Minimum lot size — Single-family residential districts inside Buffalo city limits.
  • Setbacks — Single-family residential districts inside Buffalo city limits.
  • Lot coverage — Single-family residential districts inside Buffalo city limits.
16 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Building in a floodplain

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 Buffalo publishes no rule on the point, not that none exists. Erie County’s page lists the county offices to call.

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