Zoning, building permits and septic rules in the Village of Plandome Manor, NY

At a glance

Zoning

Village zoning code, four residence districts: R-220, R-110, R-22 and R-15¹²

Building permit

Required for most alterations, issued by the village Building Department³

Accessory apartments

Prohibited in all four residence districts⁵

Short-term rental

Rentals under 60 consecutive days are prohibited⁶

Septic

Nassau County Department of Health⁴

Building height

Controlled by a sky exposure plane that varies by district⁷

Who to call

Contact details are copied from each office’s official page and were checked against it on October 14, 2026.

Does Plandome Manor have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. The Village of Plandome Manor adopts and enforces its own zoning code, Chapter 225, which divides the village into districts¹. All four districts are residence districts: R-220, R-110, R-22 and R-15².

Accessory apartments, two-family dwellings and multiple-family dwellings are strictly prohibited in those districts, so a rental unit over the garage or a basement apartment is not allowed⁵. Building height is controlled by a sky exposure plane that differs by district and yard rather than a single height cap⁷. Floor area is capped by a floor area ratio that starts at 0.35 for the first 10,000 square feet of lot⁸.

We could not confirm minimum lot sizes by district, minimum dwelling size, RV occupancy or tiny-home rules. Those sit in village code attachments we did not read, so ask the Building Department before assuming anything is allowed.

Do you need a building permit in Plandome Manor, and who issues it?

Yes. The village's own Building Department issues building permits, and the village states that it requires permits for most alterations to homes, including replacing fixtures and infrastructure³. New York State requires building permits for work that must conform to the State Uniform Code, with only limited exemptions that a local authority may adopt⁹.

The Building Department's published list includes new buildings, additions, decks, sheds, driveways, retaining walls and swimming pools. Plumbing permits cover septic tanks, leaching pools and drywells as well as fixtures. Call the village before starting any work to confirm whether a permit applies³.

We could not confirm the village's permit fee schedule or its owner-builder rules. Ask Village Hall¹⁰.

How do septic permits work inside Plandome Manor?

Septic systems in Plandome Manor fall under the Nassau County Department of Health, Bureau of Environmental Engineering⁴. The department notes that residential and commercial facilities in areas served by public sewers must connect to the sewer¹¹.

We could not confirm whether every address in the village is sewered, so ask the county health department or the village Building Department which applies to a specific lot. The village also lists septic tanks, leaching pools and drywells among the work that needs a village plumbing permit, so expect both the village and county to be involved if you replace a system³. Call the Bureau of Environmental Engineering at 516-227-9692¹¹.

Building a home in Plandome Manor: the steps, in order

1. Call Village Hall at (516) 627-3701 and the Building Department to confirm which permits your project needs and which district your lot is in¹⁰².
2. Check the zoning rules for your district: height sky plane, floor area ratio and the ban on accessory apartments⁷⁸⁵.
3. Confirm sewer or septic status with the Nassau County Department of Health¹¹.
4. Apply for the building and plumbing permits through the village³.
5. Build to the New York State Uniform Code and schedule the required inspections¹².

What stays with Nassau County, and what to check before you buy in Plandome Manor?

Septic and on-site sewage disposal stay with the Nassau County Department of Health, not the village⁴. The county's land rules for unincorporated areas do not apply inside the village; for land outside village limits, see the Nassau County page.

Before buying, check the district on the village zoning map, the ban on accessory apartments if you were counting on rental income⁵, and the short-term rental limit: rentals of less than 60 consecutive days are prohibited⁶. Nassau County's typical home value is about $859,544 and the median property tax bill is about $10,001 a year, both county-level figures¹³¹⁴.

Watch-outs

• Accessory apartments, two-family and multiple-family dwellings are strictly prohibited in all four Plandome Manor residence districts⁵.
• Renting a home for less than 60 consecutive days is prohibited, and rentals of 60 days or more need notice to the village clerk and police⁶.
• We could not confirm minimum lot size, RV occupancy, tiny-home rules or permit fees inside the village; ask the Building Department³.

Sources

1. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
2. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
3. Village of Plandome Manor Building Department (plandomemanorny.gov)
4. Nassau County - On-Site Sewage Disposal System and SPDES Permit (2026 county census)
5. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
6. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
7. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
8. Village of Plandome Manor, NY Code, Chapter 225: Zoning (Village of Plandome Manor), quoted and re-checked
9. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
10. Village of Plandome Manor Village Hall (Clerk) (plandomemanorny.gov)
11. Nassau County Department of Health, Bureau of Environmental Engineering (nassaucountyny.gov)
12. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
13. Typical home value (Zillow): Bolthole Index county data
14. Median property tax bill: Bolthole Index county data

Written October 14, 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.