Bolthole Index

Madison County, New York

Building permits and land rules in the Town of Lebanon, New York

The Town of Lebanon in Madison County requires Town approval for construction, new structures, building-related excavation, increased surface coverage and new or relocated uses; some projects need a Building and Development Permit even when no state building permit is required.1 Lebanon applies a townwide Land Management Local Law rather than conventional zoning districts.2 Conventional onsite sewage plans for sites outside realty subdivisions are approved by the Town, while alternative designs and changes to nonconforming systems go to Madison County Public Health.3

At a glance

Building permit
Town development approval is required for listed work; state-code work also requires a building permit1
Land rules
Townwide land-management standards apply instead of zoning districts2
Septic
The Town handles qualifying conventional systems; Madison County reviews alternative designs and changes to nonconforming systems3
RV living
A travel trailer or motor home cannot be used as a permanent residence4
Tiny home
Dwelling floor-area minimums limit how small a residence can be5
Minimum lot
One acre normally; two acres when an alternative wastewater system is required6

Who to call

Building permits

Town of Lebanon Code Enforcement Office

Building and development permits, construction inspections, land-management review and qualifying conventional onsite sewage systems inside the Town of Lebanon

315-750-6299

[email protected]

1210 Bradley Brook Rd, Earlville, NY 13332

Septic permits

Madison County Public Health — Water & Septic

Alternative onsite wastewater review, septic-placement guidance, and observation of percolation and deep-hole tests in Madison County

315-366-2526

[email protected]

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

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

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Do you need a building permit in the Town of Lebanon, New York?

Yes, for work required to comply with the state Uniform Code, and Lebanon also requires development approval before listed construction, new structures, building-related excavation, increased surface coverage, or a new or relocated use begins.1 Some development that does not require a state building permit still requires the Town's Building and Development Permit.1 The Town Code Enforcement Office is the first stop for the application and a decision on which approvals apply.7

The permit runs for one year or until a Certificate of Compliance is issued, and it may be renewed when the stated conditions are met.1 Permitted construction is inspected before work is enclosed or covered and at completion of the applicable stages.8 A Certificate of Compliance is required before covered land, buildings or uses are occupied or established.9

Does the Town of Lebanon have zoning?

Lebanon does not use conventional zoning districts; instead, its Land Management Local Law applies townwide to lots, buildings, structures and uses.2 The law generally requires a minimum lot of one acre, increasing to two acres when an alternative wastewater-treatment system is necessary to meet state standards.6 Buildings and structures may cover no more than 20% of a lot.10

The verified law sets a maximum building height of 30 feet, except for farm buildings, farm structures and public-utility structures.11 Current yard setbacks should be confirmed with Code Enforcement because the Town separately published an amendment reducing yard setbacks, but the current measurements were not confirmed.7

Can you live in an RV or tiny home in the Town of Lebanon?

A travel trailer or motor home cannot be used as a permanent residence in the Town of Lebanon.4 We could not confirm a separate rule for temporary camping on private land, so ask Town Code Enforcement about the proposed location, duration and utility setup before relying on an RV during construction.7

A tiny home used as a single-family residence must meet Lebanon's dwelling-size rule: a one-story home needs at least 840 square feet on the ground floor, while a two-story home needs at least 600 square feet on the ground floor.5 A mobile home requires a Town permit and a Certificate of Compliance before occupancy, with the verified baseline generally limiting a lot to one mobile home unless a farm-use or mobile-home-park provision applies.12

How do septic permits work inside the Town of Lebanon?

Lebanon's Code Enforcement Officer approves plans for conventional onsite sewage systems on sites that are not part of realty subdivisions and inspects installations when the owner or applicant reports that work is ready.1314 Alternative onsite wastewater designs and changes to existing nonconforming systems require Madison County Health Department approval.15 Madison County Public Health provides placement guidance, observes percolation and deep-hole tests, and reviews alternative designs and construction.16

Residential, commercial and industrial structures must have sanitary water supplies, indoor plumbing and an adequate approved onsite sewage-disposal system that complies with the state sanitary code and local law.17 Only 11.9% of Madison County soils are rated without severe limits for a conventional septic drain field, so arrange site evaluation before fixing a house location.18

Building a home in the Town of Lebanon: what are the steps?

  1. Ask Town Code Enforcement to confirm the proposed use, current setbacks, lot coverage and whether Planning Board review is needed.197
  1. Establish the wastewater path early: the Town reviews qualifying conventional systems, while Madison County Public Health reviews alternative designs and changes to nonconforming systems.3
  1. Clear a new driveway location with the Town, County or State highway department responsible for the road and follow that department's access and stormwater requirements.20
  1. Submit the Town's multi-purpose Building and Development Permit application with the required plans, site information, water and sanitary details, drainage information and natural features.21
  1. Keep permitted construction and onsite sewage work accessible, notify Code Enforcement when it is ready, and complete the required inspections.814
  1. Obtain the Certificate of Compliance before occupying the covered building or establishing the covered use.9

What should you check before buying land in the Town of Lebanon?

Confirm the parcel's current setbacks and buildable area with Town Code Enforcement before relying on an older survey or listing.7 Check whether the soils can support a conventional onsite system, because an alternative system changes both the reviewing authority and the townwide lot minimum.36 If a second residence is planned, a family-member unit on a non-farm lot needs Planning Board site-plan approval, while a unit for a non-family member needs a special-use permit.22 A subdivision, lot merger or lot realignment goes to the Town Planning Board.23

Watch-outs

  • Current building and development fees are set by the Town Board and posted in the Town Clerk's office; the verified law does not state the current amounts.24
  • A new driveway must be cleared with the highway department responsible for the road, so identify whether the frontage is on a Town, County or State road before designing access.20
  • We could not confirm a private-well permit rule, a public-water or sewer connection mandate, or a general agricultural building-permit exemption; ask Town Code Enforcement and Madison County Public Health before finalizing plans.716

Sources

  1. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  2. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  3. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  4. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  5. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  6. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  7. Town of Lebanon Code Enforcement Office (townoflebanonny.gov)
  8. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  9. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  10. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  11. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  12. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  13. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  14. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  15. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  16. Madison County Public Health — Water & Septic (madisoncounty.ny.gov)
  17. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  18. 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
  19. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  20. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  21. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  22. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  23. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked
  24. Land Management Local Law of the Town of Lebanon (Town of Lebanon), quoted and re-checked

Written October 9, 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 Lebanon

Town of Lebanon’s own rules

  • Building permitRequired

    Construction, new structures, building-related excavation, surface-coverage increases, and new or relocated uses inside Lebanon town.

    • Development approval must be obtained from the Codes Enforcement Officer before commencing listed development.
    • A building permit is required where required by the Uniform Code and Town of Lebanon Local Law 2-88.
    • Some development not requiring a building permit still requires the Town building and development permit.
    • Site plan approval is required first for uses listed in Sections 3.1 and 3.2, subject to stated exceptions.
    • Permit expires after one year or issuance of a Certificate of Compliance, with renewal available upon written request, current information, and payment of the renewal fee.

    permit duration: 1 year (may be renewed for successive one-year periods if conditions are met)

    “Building permits must be required for any work which is required to conform to the Uniform Code.”
  • Building code adoptedAdopted (with conditions)

    Construction administered by Lebanon's Codes Enforcement Officer inside the Town of Lebanon.

    • The town's Laws page lists Local Law #1-2007, adopted January 27, 2007.
    “LOCAL LAW #1-2007 PROVIDE FOR THE ADMINISTRATION AND ENFORCEMENT LOCAL LAW OF THE NEW YORK STATE UNIFORM FIRE PREVENTION AND BUILDING CODE”
  • InspectionsRequired

    Construction for which a Lebanon town Building and Development Permit has been issued.

    • Inspections occur before enclosing or covering work and upon completion of each construction stage, including foundation, structural elements, electrical, plumbing, and fire systems.
    • The Code Enforcement Officer may require electrical inspections by licensed inspectors, arranged and paid for by the landowner.
    “Inspections of certain specified elements of the construction process must be required.”
    One more reviewed finding on this topic
    • Required — Work for which Lebanon issues a Building and Development Permit.
      “Conduct construction inspections where a Building and Development Permit has been issued, prior to enclosing or covering and upon completion of each stage of construction”
  • Certificate of occupancyRequired

    Land, buildings, and facilities inside Lebanon town where a Building and Development Permit is required, including construction, alteration, land disturbance, and changes in use or occupancy.

    • The certificate is applied for with the Building and Development Permit on the same form.
    • It is issued within ten days after approval and certification of compliance with the local law, NYS Uniform Code, and NYS Sanitary Code.
    • The certificate states the uses allowed for the property.

    certificate issuance after approval: 10 days

    “A certificate of occupancy or a certificate of compliance must be required (1) for all work for which a building permit was required”
    One more reviewed finding on this topic
    • Required — Land or a building where a Building and Development Permit is required inside Lebanon town.
      “A land shall not be occupied, built upon, nor disturbed hereafter, nor new principal use established either on already-developed or hitherto undeveloped land or building thereon where a Building and Development Permit is required under Section 8.3 until a Certificate of Compliance has been issued”
  • Local zoningPresent (with conditions)

    Land, buildings, and uses inside Lebanon town.

    • The Town's land-management regulations apply unless an exception in the local law applies.
    “unless in conformity with the regulations herein specified.”
    One more reviewed finding on this topic
  • Minimum dwelling sizeSpecified

    All single-family residences inside Lebanon town.

    • Two-story residences have a lower ground-floor minimum.

    minimum ground-floor area: 840 square feet (single-story single-family residence) · minimum ground-floor area: 600 square feet (two-story residence)

    “All single family residences shall be a minimum of 840 square feet on ground floor, or for a two-story residence, a minimum of 600 square feet on the ground floor.”
  • Minimum lot sizeSpecified

    Lots and buildings or structures inside Lebanon town, which has no adopted zoning ordinance; the Land Management Local Law applies townwide rather than by zoning district.

    • The standards apply to all lots created and all buildings or structures built or expanded after adoption of the Land Management Local Law, except as otherwise specified.
    • Minimum lot size is one acre.
    • Minimum lot size is two acres when an alternative wastewater treatment system is required to comply with New York State standards in Appendix 75-A, 10 NYCRR Part 75.
    • A preexisting legally approved or legally existing undersized lot may be used for a single-family dwelling if the proposed dwelling site plan satisfies setback, lot coverage, building height, sewage disposal, and water-supply requirements.

    minimum lot size: 1 acre (Two acres when an alternative wastewater treatment system is required under Appendix 75-A, 10 NYCRR Part 75.) · alternative-wastewater lot size: 2 acres (Applies when required to comply with New York State standards.)

    “The following lot size and dimension standards apply to all lots created, and to all buildings or structures built or expanded, after the date of adoption of this Land Management Local Law except as otherwise specified in this Local Law: a. Minimum lot size shall be one (1) acre unless an alternative wastewater treatment system is required in order to comply with New York State standards (in Appendix 75-A, 10 NYCRR Part 75) in which case it shall be two (2) acres.”
    One more reviewed finding on this topic
    • Specified — Lots created and buildings or structures built or expanded after adoption of the Land Management Local Law inside Lebanon town.
      “Minimum lot size shall be one (1) acre unless an alternative wastewater treatment system is required in order to comply with New York State standards (in Appendix 75-A, 10 NYCRR Part 75) in which case it shall be two (2) acres.”
  • Lot coverageSpecified

    Lots and buildings or structures inside Lebanon town subject to the Land Management Local Law; the law states a townwide standard rather than separate residential or agricultural zoning-district standards.

    • The standard is within the provision applying to lots created and buildings or structures built or expanded after adoption of the Land Management Local Law, except as otherwise specified.
    • For legally existing or duly approved lots predating February 22, 1999, the proposed single-family dwelling must satisfy the law's dimensional requirements.
    • Roofed, unenclosed porches and carports, and all principal and accessory buildings, are included when determining building coverage.

    maximum lot coverage by buildings or structures: 20 percent

    “Maximum area of lot coverage [...] twenty (20) percent.”
    One more reviewed finding on this topic
    • Specified — Lots created and buildings or structures built or expanded after adoption of the Land Management Local Law inside Lebanon town.
      “Maximum area of lot coverage by buildings or structures shall be twenty (20) percent.”
  • Building heightSpecified

    Buildings and structures inside Lebanon town subject to the Land Management Local Law; the law states a townwide standard rather than separate residential or agricultural zoning-district standards.

    • The standard is within the provision applying to lots created and buildings or structures built or expanded after adoption of the Land Management Local Law, except as otherwise specified.
    • Farm buildings and structures and public utility structures are exempt from the 30-foot standard.
    • For legally existing or duly approved lots predating February 22, 1999, the proposed single-family dwelling must satisfy the law's dimensional requirements.

    maximum building height: 30 feet (Farm buildings and structures and public utility structures are exempt)

    “Maximum building height shall be thirty (30) feet.”
  • Living in an RVProhibited

    Permanent residence in a travel trailer or motor home inside Lebanon town.

    • The prohibition is specifically against permanent residence; the law separately defines temporary residence for a mobile home during construction of a permanent residence.
    • Mobile-home rules and permits may apply to mobile homes, which the law distinguishes from travel trailers and motor homes.
    “No travel trailer or motor home shall be used as a permanent residence within the Town of Lebanon.”
  • Tiny homesLimited

    A tiny home proposed as a single-family residence inside Lebanon town.

    • The cited minimum is for all single-family residences.
    • A two-story residence has a different ground-floor minimum.

    minimum ground-floor area: 840 square feet (single-story single-family residence) · minimum ground-floor area: 600 square feet (two-story residence)

    “All single family residences shall be a minimum of 840 square feet on ground floor, or for a two-story residence, a minimum of 600 square feet on the ground floor.”
  • Manufactured homesLimited

    Mobile/manufactured-home occupancy inside Lebanon town.

    • Placement requires a permit from the Town Codes Enforcement Officer.
    • Occupancy requires a Certificate of Compliance.
    • Generally no more than one mobile home may be placed on a lot, except under farm-use or mobile-home-park provisions.
    • A mobile home may be used only as a principal residence or regularly occupied business work area; storage and animal housing are prohibited.
    • Anchoring, foundation/skirting, flood-zone, grading, and other performance standards apply.

    mobile homes per lot: <= 1 mobile home (farm-use and licensed mobile-home-park provisions)

    “No mobile home shall be occupied except upon the issuance of a Certificate of Compliance by the Codes Enforcement Officer.”
  • Accessory dwellingsLimited

    Second residential units or residences on lots inside Lebanon town.

    • Only one residential building is allowed on a non-farm lot as a baseline.
    • A second residence on a non-farm lot for a family member may be allowed only with Planning Board site-plan approval.
    • A second residence for non-family members may be allowed only with a Planning Board special-use permit.
    • More than one residence on a farm may be allowed for hired help or family members of the farm operator with site-plan approval.
    “A second residence per lot for occupancy by a family member may be permissible on non-farm lots only upon granting of Site Plan Approval”
    One more reviewed finding on this topic
    • Limited — A second residence on a lot inside Lebanon town.
      “A second residence per lot for occupancy by a family member may be permissible on non-farm lots only upon granting of Site Plan Approval by the Planning Board. A second residence per lot for occupancy by non-family members may be permissible on non-farm lots only upon granting of a Special Use Permit by the Planning Board.”
  • Who permits septicLocal (with conditions)

    On-site sewage disposal systems inside Lebanon town that are not part of realty subdivisions.

    • The Town enforces and administers the New York State Sanitary Code provisions governing well-based water supply and on-site sewage disposal that are not the responsibility of the County Health Department.
    • The Town approves plans for conventional on-site sewage disposal systems on sites that are not part of realty subdivisions.
    • The owner or applicant must notify the Codes Enforcement Officer when installation work is to be done and when it is ready for inspection.
    “Enforce and administer that part of the New York State Sanitary Code governing well-based water supply and on-site sewage disposal systems that is not the responsibility of the County Health Department, including approval of plans for conventional on-site sewage disposal systems on sites that are not part of realty subdivisions.”
    2 more reviewed findings on this topic
    • Mixed (with conditions) — On-site sewage disposal systems inside Lebanon town.
      “including approval of plans for conventional on-site sewage disposal systems on sites that are not part of realty subdivisions. Ensure referral by the developer to the Madison County Health Department for approval of plans for on-site sewage disposal systems on sites where soils require alternative designs and for modifications of existing nonconforming systems.”
    • County (with conditions) — Specified individual septic functions inside Lebanon town, including review and approval of alternative onsite wastewater systems and observation of percolation and deep-hole tests.
      “Review and approve alternative onsite waste water disposal system designs and construction [...] Provide guidance on septic system placement and observe percolation and deep hole tests.”
  • Septic permitRequired

    New or modified on-site sewage disposal systems inside Lebanon town.

    • Conventional-system plans on non-subdivision sites are approved by Lebanon.
    • Alternative designs and modifications of existing nonconforming systems require Madison County Health Department approval.
    “Alternative design on-site sewage disposal systems and changes to existing nonconforming on-site sewage disposal systems must be approved by the Madison County Health Department.”
  • Septic inspectionRequired

    Installation of on-site sewage disposal systems inside Lebanon town.

    • Owner or applicant must notify the Codes Enforcement Officer when work is to be done and ready for inspection.
    “Conduct installation inspections for on-site sewage disposal systems. The owner or applicant shall be responsible for notifying the Codes Enforcement Officer when the work is to be done and when that work is ready for inspection.”
  • Off-grid sanitationLimited

    Off-grid residential sanitation inside Lebanon town.

    • An adequate and approved onsite sewage disposal system is required.
    • Systems must comply with the NYS Sanitary Code and applicable local requirements.
    • Indoor plumbing is required for covered residential, commercial, and industrial structures.
    “indoor plumbing and adequate and approved on-site sewage disposal system.”
    One more reviewed finding on this topic
    • Limited — Residential, commercial, and industrial structures inside Lebanon town.
      “All residential, commercial and industrial structures shall have and maintain adequate and sanitary water supplies and sewage disposal systems in accordance with the State Sanitary Code and this Local Law, to include indoor plumbing and adequate and approved on-site sewage disposal system.”
  • Subdividing landRegulated (with conditions)

    Subdivision plats and lot divisions inside Lebanon town.

    • The Planning Board has authority to review and approve subdivision plats.
    • The official application identifies minor, major, merge, and lot-realignment categories.
    • The posted application states a $50 fee for the first and second lots, $25 for each additional lot, and major-subdivision fees of $150 for five lots plus $25 for each additional lot.

    subdivision application fee, first and second lot: 50 USD (each additional lot $25) · major subdivision application fee: 150 USD (five lots; each additional lot $25)

    “The Planning Board shall review Subdivision Applications that involve Minor and Major Subdivisions, Merging of lots and Lot Re-Alignment.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision activity inside Lebanon town.
      “This Subdivision Law shall be administered by the Planning Board and enforced by the Code Enforcement Officer.”
  • Driveway accessRequired

    New driveway access from Lebanon town, county, or state roads.

    • The location must be cleared with the appropriate highway department.
    • The highway department's recommendations and requirements must be followed.
    • Stormwater-management structures required by those recommendations must also be complied with.
    “The location of a new driveway for ingress and egress to town, county and state roadways shall be cleared with the appropriate highway department”
  • Building in a floodplainLimited

    Development and construction inside Lebanon town that is subject to the Town Flood Damage Prevention Law.

    • The Building and Development permit process expressly requires pre-development compliance with the Flood Damage Prevention Law.
    • Mobile homes in Special Flood Hazard Zone A must meet the Flood Damage Prevention Law provisions cited by the local law.
    • The reviewed sources do not provide the full floodplain permit standards or map.
    “Enforce and administer this Land Management Local Law, the Town of Lebanon Flood Damage Prevention Law (Local Law 1-88)”
    One more reviewed finding on this topic
    • Required — Building and development activity inside Lebanon town subject to the Town of Lebanon Flood Damage Prevention Law.
      “any proposed construction complies with [...] the Town of Lebanon Flood Damage Prevention Law”
  • Permit feesVariable (with conditions)

    Special-use permits, Building and Development Permits, site-plan reviews, and variance applications inside Lebanon town.

    • Fees may be charged.
    • The Town Board approves the fee schedule from time to time.
    • The schedule is to be posted in the Town Clerk's office; the reviewed source does not provide the current dollar amounts.
    “A schedule of fees as approved from time to time by the Town Board shall be kept posted in the office of the Town Clerk.”
    One more reviewed finding on this topic
    • Variable (with conditions) — Special Use Permits, Building and Development Permits, site-plan reviews, and variance applications in Lebanon town.
      “Fees may be charged for Special Use Permits, Building and Development Permits issued and for processing of site plan reviews and variance applications. A schedule of fees as approved from time to time by the Town Board shall be kept posted in the office of the Town Clerk.”
  • Permit processPublished (with conditions)

    Building and development applications inside Lebanon town.

    • Use the Town's single multi-purpose Building and Development permit application.
    • Submit plans, three copies of a scaled layout or plot plan, building and site information, water and sanitary-facility information, drainage, and relevant natural features.
    • The Codes Enforcement Officer reviews and approves or denies permits.
    • Site plan approval precedes permit issuance for listed uses.
    • A Certificate of Compliance is applied for on the same form and is required before covered occupancy or use.

    permit renewal period: 1 year (successive renewals may be granted if conditions are met)

    “A single multi-purpose Building and Development permit application form will be used”

Still unanswered

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

  • Owner-builder exemption — Owner-builders performing construction inside Lebanon town.
  • Zoning districts — Zoning or land-management districts inside Lebanon town.
  • Setbacks — Current setback requirements inside Lebanon town, which has no adopted zoning ordinance.
  • Camping on your land — Temporary camping on private land inside Lebanon town.
  • Well permit — Private wells inside Lebanon town.
3 more unanswered
  • Mandatory utility hookup
  • Agricultural exemption
  • Short-term rentals

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

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