Bolthole Index

Ontario County, New York

Building permits, zoning and septic rules in Ontario County, New York

54Index Score / 100
#40 of 62 in New York

Building permits are required for work in Ontario County, New York that must comply with the state Uniform Code or Energy Code, and the city, town or village containing the parcel runs that permit process1. Zoning is also municipal and varies by city, town and village, not set by the county2. Septic review is separate from the municipal building office: call Ontario County Public Health, which works with the state Health Department's Geneva District Office, to learn who reviews a new system3,4.

Do you need a building permit in Ontario County, New York?

Yes.

Yes. Work in Ontario County that must conform to the New York Uniform Code requires a building permit, although permitted exceptions may apply1. The Uniform Code and Energy Code operate statewide, and local governments generally administer and enforce them within their jurisdictions6. A local code-enforcement program may exempt a qualifying one-story detached tool shed, storage shed or playhouse of 144 square feet or less, but exempt work must still comply with the codes7. Ask the relevant municipal code office which exclusions it has adopted before treating a small project as permit-free. Agricultural buildings used directly and solely for agricultural purposes are exempt from regular periodic inspections, not from every permit, code requirement or safety inspection1.

Who issues building permits in Ontario County, and how do you reach them?

For an ordinary private project, start with the code-enforcement office for the city, town or village containing the parcel because the responsible local government administers the statewide code requirements.

For an ordinary private project, start with the code-enforcement office for the city, town or village containing the parcel because the responsible local government administers the statewide code requirements1. If you do not know the municipality, the Ontario County Planning Department supports municipalities with zoning maps and development-proposal review and can help orient your search8. Reach the Planning Department at 20 Ontario Street, 2nd Floor, Canandaigua, NY 14424, or 585-396-44558. The local permit application must provide enough information to show code compliance, including the work description, tax map number, street address, occupancy classification, any applicable special-inspection statement and acceptable construction documents; the enforcing authority may request more7. Building-permit fees vary locally; Ontario County Planning Board referral review itself has no fee9.

Does Ontario County have zoning, and who sets the rules?

Zoning in Ontario County varies by city, town and village rather than coming from one county-administered set of parcel rules.

Zoning in Ontario County varies by city, town and village rather than coming from one county-administered set of parcel rules2,10. Ontario County publishes local municipal zoning maps, but the original signed maps are kept by each municipality's clerk; verify the current map with the relevant municipal zoning office11. For minimum lot size, setbacks, building height, lot coverage, accessory dwellings or allowed uses, identify the municipality and zoning district first, then ask that zoning office for the current text. The Ontario County Planning Department supports municipalities with zoning maps and development-proposal review8. A subdivision may require Ontario County Planning Board referral when the land lies within 500 feet of specified boundaries, parks, rights-of-way, agricultural districts, channels or government-owned land; the county board advises, while the local board decides9. A qualifying subdivision plan also needs health-authority approval showing satisfactory sewerage facilities before filing with the county clerk12.

How do septic permits work in Ontario County?

New York regulates onsite wastewater statewide, but administration in Ontario County is split among state and local bodies and depends on location.

New York regulates onsite wastewater statewide, but administration in Ontario County is split among state and local bodies and depends on location3,5. A project discharging less than 1,000 gallons per day of ordinary sewage to groundwater does not need a state SPDES discharge permit, but that exemption does not clear the system for construction5. Ontario County Public Health has no in-house environmental health specialists and partners with the New York State Department of Health's Geneva District Office, which covers Ontario, Wayne and Yates counties4. We could not confirm which office approves every new residential system, so call Ontario County Public Health before commissioning a design4. Only about 12.5% of Ontario County soils rate better than "very limited" for a conventional drain field, so obtain a site evaluation and allow for a more involved design13. Alternative systems require health-authority plan approval before construction14.

Can you live in an RV or tiny home on your land in Ontario County?

We could not confirm one rule for living in an RV or occupying a tiny home across Ontario County.

We could not confirm one rule for living in an RV or occupying a tiny home across Ontario County. Local zoning varies by city, town and village, so ask the parcel's municipal zoning office whether residential RV use, temporary occupancy during construction, tiny homes and the proposed utility arrangement are allowed in that district2. Use the signed municipal map rather than relying only on the county's published copy11. A tiny home used as a dwelling may also need a building permit, required inspections and a certificate of occupancy or compliance before use1. The Ontario County Planning Department can help identify the municipality and available zoning map when the parcel's jurisdiction is unclear8.

Building a home in Ontario County: the steps, in order

Identify the city, town or village containing the parcel; its code-enforcement program administers the building-permit process.

  1. Identify the city, town or village containing the parcel; its code-enforcement program administers the building-permit process1.
  2. Verify the zoning district and signed official map with that municipality's clerk or zoning office11.
  3. Ask the code office for its application and fee schedule; expect a work description, tax map number, street address, occupancy classification, applicable special-inspection statement and construction documents7.
  4. Ask Ontario County Public Health to identify the septic reviewer, then arrange the site evaluation3,4.
  5. Obtain the access permit from the road owner: Ontario County requires one for a new connection to a county road, and subdivision applications need a site plan and driveway profile15,16.
  6. Keep permitted work accessible for required inspections1.
  7. Submit any applicable flood-hazard certification and obtain the certificate of occupancy or compliance before occupying the permitted work1,17.

What to check before you buy land in Ontario County

Water: we could not confirm a countywide private-well permit rule; Ontario County's Environmental Health page points owners to Cornell Cooperative Extension for sampling kits and lab guidance.

Water: we could not confirm a countywide private-well permit rule; Ontario County's Environmental Health page points owners to Cornell Cooperative Extension for sampling kits and lab guidance4. Soils: only about 12.5% of the county's soil rates better than "very limited" for a conventional drain field, so a lot that looks buildable may need a more involved septic design13. Access: a new connection to an Ontario County road needs a highway work permit, while a driveway on a state highway needs a state permit15,18. Flood: private development in a mapped Special Flood Hazard Area requires a local floodplain-development permit, and applicable flood-hazard certifications must be submitted before the certificate of occupancy or compliance17,19. Taxes: Ontario County's effective property tax rate is about 2.2%, and the median property tax bill is about $4,460 a year13.

Watch-outs

  • New in 2026, Ontario County's Bureau of Highways moved highway work permits, including new driveways, onto an online DPW permit portal, though hauling permits still follow the county's regular paper process rather than the portal15.
  • Ontario County's own Environmental Health page says its Public Health Department keeps no in-house environmental health specialists and refers enforcement to the state's Geneva District Office, so confirm who reviews a new septic system before you design one4.
  • Ontario County zoning rules vary by municipality, and the online maps are local copies; verify the signed official map with the relevant city, town or village zoning office before relying on a district boundary2,11.

Sources

19 official pages, each quoted and re-checked · written October 9, 2026

  1. Legal Memorandum LG03: NYS Uniform Fire Prevention and Building Code
  2. Ontario County Planning Board
  3. Complaints, Permits, and Licensing
  4. Ontario County Public Health Department (ontariocountyny.gov)
  5. State Pollutant Discharge Elimination System (SPDES) Permit Program (New York statewide rule)
  6. Building Standards and Codes
  7. Administration and Enforcement of the Uniform Code
  8. Ontario County Planning Department (ontariocountyny.gov)
  9. Ontario County Planning Board
  10. documents.dps.ny.gov (New York statewide rule)
  11. County and Community Maps
  12. New York State Realty Subdivision Laws: Article 17, Title 15 Environmental Conservation Law
  13. 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
  14. NYS Register March 18, 2015 Rule Making Activities — Standards for Individual Onsite Water Supply and Individual Onsite Wastewater Treatment Systems (New York statewide rule)
  15. Ontario County Public Works - Bureau of Highways (ontariocountyny.gov)
  16. Highway Work Permit: Driveway Permit Checklist/Instructions
  17. Providing for Administration and Enforcement of the New York State Uniform Fire Prevention and Building Code in the County of Ontario
  18. Residential Driveway Permits (New York statewide rule)
  19. Floodplain Management - NYSDEC (New York statewide rule)

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.

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Compared with neighboring counties

Like all 6 of its neighbors, Ontario County requires a building permit for a home.

RuleOntario CountyYates CountySeneca CountyLivingston CountyWayne CountySteuben CountyMonroe County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningNoNoNoNoNoNoNo
Septic permitsTown or village code enforcement officeNY State Dept. of HealthCounty Health Dept.County Dept. of HealthNot publishedNY State Dept. of HealthCounty Dept. of Public Health

County locator

Ontario County in New York

54
County map
Ontario County highlighted among the New York counties · colored by Index score

How Ontario County scores

54 / 100 · #40 of 62 in New York · six factors, land price, tax, rain and climate

Seclusion23100% ev.
Self-Sufficiency73100% ev.
Admin Boringness5690% ev.
Durability83100% ev.
Property Autonomy33100% ev.
Carry Cost63100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$331kTypical home
2.2%Property tax
$5,135Land / acre
35.8"Annual rain
2.1% of yrsSevere drought
0.9 / yr (+0.9)Mid-century 100°F days
9.3 daysMid-century dry spell
1.47" (+8.5%)Mid-century 1-day rain
1.65×Wildfire change factor
100%Forward climate coverage
$997Home insurance / yr
1% / yrInsurance growth
0.31%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
278,138People within 30 min
3,720,895People within 2 hr
108,836Radius comparison (15 mi)
174.7People / sq mi
0.1%Federal land
82.3%Land at 15% slope or less
12.5%Soils rated "not limited" for septic (strict USDA rating)
49,302 acWorkable land screen
48%Wooded land
72.4 tonsBiomass / forest ac
47.7°FAvg temp

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Cities and towns in Ontario County

Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.

Not yet covered: Canandaigua · Village of Manchester · Town of Naples · Village of Naples · Village of Phelps

Answers from the rulebook for Ontario County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Ontario County rules

  • InspectionsRequired

    Construction, renovation, and code-enforcement work within the scope of the Ontario County Uniform Code enforcement local law.

    • Construction inspections are made prior to issuance of Certificates of Occupancy, Certificates of Compliance, Temporary Certificates of Occupancy, and Operating Permits.
    • The CEO may also conduct fire-safety, property-maintenance, complaint-related, and other inspections authorized by the local law.
    • The county law requires random field inspections of at least 5% of specified county renovation, remodeling, or construction work not otherwise required to be inspected.

    random field inspection minimum: >= 5 percent (County renovation, remodeling, or construction work not otherwise required to be inspected under the local law.)

    “to conduct construction inspections; inspections to be made prior to the issuance of Certificates of Occupancy, Certificates of Compliance, Temporary Certificates of Occupancy, and Operating Permits; fire safety and property maintenance inspections; inspections incidental to the investigation of complaints; and all other inspections required or permitted under any provision of this local law;”
  • Certificate of occupancyRequired

    Work subject to a Building Permit within the scope of the Ontario County Uniform Code enforcement local law.

    • The CEO issues a Certificate of Occupancy or Certificate of Compliance when permitted work is completed in accordance with the Uniform Code and Energy Code.
    • Required supporting materials may include structural observations or special-inspection reports, flood-hazard certifications, Energy Code test results, and manufacturer seals or data plates for factory-manufactured buildings or manufactured homes.
    • A temporary certificate may be issued for substantial completion under the conditions in the local law.
    “A Certificate of Occupancy or Certificate of Compliance shall be required for any work which is the subject of a Building Permit and for all structures, buildings, or portions thereof, which are converted from one use or occupancy classification or subclassification to another.”
  • Local zoningVaries (with conditions)

    County aggregate of zoning administered by cities, towns, and villages in Ontario County; this is not a finding that the County itself administers each local ordinance.

    • The County identifies its maps as local zoning maps and says original signed copies are held by the clerk of the respective municipality.
    • The County directs users to verify a map with the City, Town, or Village Zoning Office.
    • For referred actions, the County Planning Board's review is advisory and the municipality makes the final decision.
    • County Planning Board review applies only to listed action types on property within 500 feet of the specified municipal, park, highway, agricultural-district, drainage-channel, or public-land features.

    County Planning Board review distance: <= 500 feet (Applies only to the listed action types and listed features in the County Planning Board page.)

    “The documents below are local zoning maps. Original signed copies of the official maps are stored by the clerk of the respective municipality. You should always check with the City, Town, or Village Zoning Office to verify the map is the current official version.”
    4 more reviewed findings on this topic
    • Varies (with conditions) — The countywide aggregate of local zoning in Ontario County, including zoning administered by its towns, villages, and cities; Ontario County itself does not administer each local zoning ordinance.
      “Individual Towns vary with regard to whether they classify rural areas as primarily intended for agriculture or for a mix of residential and agricultural use. Towns and villages also vary with regard to what office, assembly, and manufacturing uses are allowed in commercial, light industrial and industrial districts.”
    • Varies (with conditions) — County aggregate describing zoning and planning decisions made by Ontario County municipalities.
      “Towns and villages also vary with regard to what office, assembly, and manufacturing uses are allowed in commercial, light industrial and industrial districts.”
    • Varies (with conditions) — The countywide aggregate of local zoning administered by cities, towns, and villages in Ontario County.
      “The documents below are local zoning maps. Original signed copies of the official maps are stored by the clerk of the respective municipality. You should always check with the City, Town, or Village Zoning Office to verify the map is the current official version.”
    • Varies (with conditions) — Countywide aggregate of zoning administered through Ontario County's villages, towns, and cities; this claim does not state that the county administers each municipal ordinance.
      “The Ontario County Planning Board reviews certain zoning and planning actions referred by a village, town, or city before the municipality makes a final decision.”
  • Zoning districtsPublished (with conditions)

    Published local zoning maps for municipalities within Ontario County.

    • The maps are local municipal zoning maps, not a demonstrated countywide zoning map.
    • Original signed copies are stored by the respective municipality clerk.
    • The applicable City, Town, or Village Zoning Office should verify the current official map.
    “The documents below are local zoning maps. Original signed copies of the official maps are stored by the clerk of the respective municipality. You should always check with the City, Town, or Village Zoning Office to verify the map is the current official version.”
    2 more reviewed findings on this topic
    • Published — Municipal zoning maps published through the Ontario County official website.
      “The documents below are local zoning maps. Original signed copies of the official maps are stored by the clerk of the respective municipality. You should always check with the City, Town, or Village Zoning Office to verify the map is the current official version.”
    • Partial — Published local zoning-map coverage for cities, towns, and villages in Ontario County.
      “The documents below are local zoning maps. Original signed copies of the official maps are stored by the clerk of the respective municipality. You should always check with the City, Town, or Village Zoning Office to verify the map is the current official version.”
  • Who permits septicMixed (with conditions)

    Environmental-health and septic-related oversight in Ontario County.

    • Ontario County describes itself as a partial-service health department.
    • Environmental-health issues such as sanitation and safety inspections are directly managed by the NYSDOH Geneva District Office.
    • The county also partners with municipal agencies and the Ontario County Soil and Water Conservation District for specified septic programs.
    “Ontario County is partnering with the Ontario County Soil & Water Conservation District in the administration of this program.”
  • Septic permitRequired

    Construction of a private sewage disposal system in a county sewer district governed by Ontario County Local Law No. 2 of 1979, where a public sanitary sewer is not available under §3.30.

    • The owner must obtain the written permit before construction begins.
    • The application must be on the district's form and supplemented by plans, specifications, or other information deemed necessary by the Environmental Coordinator.
    • The permit is not effective until installation is completed to the District Supervisor's satisfaction; the applicant must notify the Supervisor for final inspection before underground portions are covered, and the inspection must be made within 72 hours of notice.
    • The system's type, capacity, location, and layout must comply with State Department of Health and State Department of Environmental Conservation recommendations.
    • No permit may issue for a private system using subsurface soil absorption facilities where the lot is less than 6,000 square feet.
    • A public-sewer connection is required within 90 days when a sewer becomes available as provided in §3.30.
    • Additional requirements imposed by a health officer with jurisdiction are not displaced.

    permit and inspection fee: 25 USD (Paid to the district when the application is filed.) · minimum lot area for subsurface soil absorption permit: >= 6000 square feet (No permit shall be issued where the lot area is less than this amount.) · final-inspection timing: <= 72 hours (Measured from receipt of notice by the District Supervisor.) · sewer-connection deadline after availability: 90 days (Applies when a public sewer becomes available as provided in §3.30.)

    “Before commencement of construction of a private sewage disposal system, the owner shall first obtain a written permit signed by the Environmental Coordinator. The application for such permit shall be made on a form furnished by the district, which the applicant shall supplement by any plans, specifications, or other information as are deemed necessary by the Environmental Coordinator. A permit and inspection fee of $25.00 shall be paid to the district at the time the application is filed.”
  • Subdividing landRegulated (with conditions)

    Subdivisions referred to the Ontario County Planning Board under New York Municipal Law Article 12-B.

    • CPB review is required for subdivisions when the property lies within 500 feet of a city, village, or town boundary; an existing or proposed county or state park or recreation area; the right-of-way of an existing or proposed county or state parkway, thruway, expressway, or highway; a state agricultural district; a county-owned or regulated stream or drainage channel; or county/state-owned land containing a public building or institution.
    • The CPB action is advisory and the local board may overturn it by supermajority vote.
    • The source describes referral review, not a complete countywide subdivision approval regime.

    referral distance: <= 500 feet (The listed statutory referral criteria apply.)

    “Review Criteria: These actions require CPB review only when they occur on property lying within 500 feet of any:”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision applications referred to the Ontario County Planning Board from a city, town, or village.
      “Subdivisions [...] Review Criteria: These actions require CPB review only when they occur on property lying within 500 feet of any:”
    • Regulated (with conditions) — Municipal subdivision actions referred to the Ontario County Planning Board under New York State referral rules.
      “These actions require CPB review only when they occur on property lying within 500 feet of any:”
  • Driveway accessRequired

    Driveway, subdivision, development, and temporary-access connections to the Ontario County Road network.

    • For subdivisions, a detailed site plan with a driveway profile is required to apply.
    • Sight distances must be listed; substandard sight distance can require relocation or a sign-package fee at the applicant's expense.
    • Ontario County DPW must possess a physical or digital SWPPP before issuing a subdivision/development permit.
    • The checklist says DPW does not require permits for general maintenance or seal coating/paving of an existing driveway.
    “For Subdivisions: A detailed site plan with a profile view of the driveway is required at the minimum to apply for a permit.”
  • Building in a floodplainRequired

    Work requiring a Certificate of Occupancy or Certificate of Compliance under the Ontario County Uniform Code enforcement local law when flood-hazard certification is applicable.

    • Flood-hazard certifications are required supporting materials where applicable before issuance of a Certificate of Occupancy or Certificate of Compliance.
    • The cited source does not establish a countywide ban or a complete floodplain-development permit program.
    “In addition, where applicable, the following documents [...] shall be provided to the Code Enforcement Officer prior to the issuance of the Certificate of Occupancy or Certificate of Compliance: (1) a written statement of structural observations and/or a final report of special inspections, (2) flood hazard certifications,”
  • Permit feesPublished

    Ontario County Planning Board review referrals.

    • The source states that County Planning Board review has no fee.
    • This does not establish the fee schedule for municipal building permits, septic permits outside the cited sewer-district law, or other permits.

    County Planning Board review fee: 0 USD

    “There are no fees for County Planning Board review. Any request for payment claiming to be associated with the County Planning Board is fraudulent.”
  • County-wide zoningAbsent

    Ontario County has no countywide zoning; zoning is adopted and administered by individual towns and villages, as shown by the current Town of Canandaigua zoning law.

    Town of Canandaigua - Current Zoning Law ↗From the county’s own site, awaiting a second reviewer

New York rules that apply here

  • Building permitRequired

    Work that must conform to the New York State Uniform Code or Energy Code throughout New York State except New York City, where the city has its own construction code; local authorities having jurisdiction administer and enforce the state requirements within their boundaries.

    • A local authority having jurisdiction may expressly exempt one or more listed categories of work from the building-permit requirement.
    • Permitted exemption categories include one-story detached tool or storage sheds, playhouses, or similar structures associated with one- or two-family dwellings or townhouses not exceeding 144 square feet gross floor area; temporary sets and scenery; certain window awnings; partitions or movable cases less than 5 feet 9 inches high; painting, wallpapering, tiling, carpeting, or similar finish work; listed portable equipment or appliances; certain equipment replacements; and repairs that do not affect fire and life safety.
    • A permit exemption does not authorize work violating the Uniform Code or Energy Code.
    • Beginning December 31, 2025, regulated parties submitting building permit applications must comply with the 2025 NYS Uniform Code, subject to the stated transition option before that date.

    maximum gross floor area for listed detached accessory structures: <= 144 square feet (Only for one-story detached structures associated with one- or two-family dwellings or townhouses and used for tool/storage sheds, playhouses, or similar uses.) · height threshold for listed partitions or movable cases: < 5 feet 9 inches

    “Each authority having jurisdiction shall include in its code enforcement program provisions requiring building permits to be required for work that must conform to either or both of the Codes.”
    2 more reviewed findings on this topic
    • Required — Work in Ontario County that must conform to the New York Uniform Code or Energy Code.
      “An authority having jurisdiction’s code enforcement program must require any party who proposes to perform any work which must conform with the Uniform Code or Energy Code to obtain a building permit. However, the code enforcement program may exclude work in any of the following 12 categories from the building permit requirement:”
    • Required — Work in Ontario County that is required to conform to the New York State Uniform Code.
      “Building permits must be required for any work which is required to conform to the Uniform Code. Certain exceptions are permitted.”
  • Owner-builder exemptionConditional

    A homeowner who intends to own and occupy a manufactured home and seeks to perform required installation work in Ontario County.

    • 19 NYCRR Part 1210 requires a certified installer to be on site while the manufactured home is being installed.
    • The homeowner may apply for certification as the installer.
    • Any required component completed by the homeowner must be supervised and certified by an installer holding certification issued under Part 1210.
    • This source concerns manufactured-home installation and does not establish an exemption from building permits or the Uniform Code.
    ““A person who intends to own and occupy a manufactured home may apply for certification as the installer of such manufactured home””
    3 more reviewed findings on this topic
    • Conditional — An Ontario County homeowner who intends to own and occupy a manufactured home and seeks to install it or complete a required installation component.
      “A person who intends to own and occupy a manufactured home may apply for certification as the installer of such manufactured home”
    • Conditional — An individual intending to own and occupy a manufactured home, including in Ontario County, who seeks installer certification for that home.
      “Owner-occupant installer certificate. A person who intends to own and occupy a manufactured home may apply for certification [...] without satisfying the experience requirements”
    • Conditional — Owner-performed home-improvement work at an owner’s primary residence in New York, as to a New York State home-improvement-contractor license.
      “Check your local government licensing requirements: New York State does not license home improvement contractors. However, some counties and local municipalities do, including New York City, Suffolk, Nassau, Westchester, Putnam, and Rockland counties, and the City of Buffalo.”
  • Building code adoptedAdopted

    The New York State Uniform Fire Prevention and Building Code for construction statewide outside New York City, including residential construction in towns and other local governments.

    • The Uniform Code took effect January 1, 1984.
    • New York City was permitted to retain its own code.
    • Cities, towns, and villages outside New York City do not need to adopt the Uniform Code affirmatively; it is automatically in effect.
    • A local government cannot exclude itself from all or any part of the Uniform Code.
    • Building permits must be required for work that must conform to the Uniform Code, subject to permitted exceptions.

    effective date: 1984-01-01

    “The Uniform Code is applicable in every part of the State (except the City of New York, which was permitted to retain its own code).”
    2 more reviewed findings on this topic
    • Adopted — New York State Uniform Fire Prevention and Building Code applicable in Ontario County.
      “The Uniform Code, which took effect on January 1, 1984, prescribes the minimum standards for building construction in New York. It is applicable in every part of the State with the exception of New York City, which is currently permitted to retain its own code.”
    • Adopted (with conditions) — New York State Uniform Fire Prevention and Building Code and State Energy Conservation Construction Code applicable in Ontario County.
      “These Codes provide for the construction of safe, resilient, and energy efficient buildings throughout New York State.”
  • Manufactured homesLimited

    Installation, alteration, and repair of a manufactured home intended for dwelling use in New York.

    • The Uniform Code applies in every part of New York except New York City, which may retain its own code.
    • The Department of State FAQ states that a building permit is required for Uniform-Code work, including manufactured-home installation, alteration, and repair.
    • Except as provided by the Secretary's regulations, each local government administers and enforces the Uniform Code; if a local government does not enforce it, the statute specifies county or Secretary administration contingencies.
    • For matters the Uniform Code does not provide, Executive Law § 379 permits a municipality to adopt building regulations; local land-use approval therefore requires jurisdiction-specific research.
    “Homes installed after 1/1/06, either new or relocated (even within the same park or community), get a building permit and an installers warranty seal.”
    One more reviewed finding on this topic
    • Limited — Installation and occupancy of manufactured homes in New York
      “are permits and certificates of occupancy/compliance required for the installation of a manufactured home? yes. pursuant to 19 nycrr part 1203 a building permit "shall be required for [all] work which shall comply with the uniform code," including the installation”
  • Septic inspectionLimited

    Post-construction certification for residential alternative onsite wastewater treatment systems under Appendix 75-A.

    • A design professional must supervise construction.
    • The design professional must certify after construction that supervision occurred and that construction conforms to approved plans.
    • The cited passage establishes certification, not a general periodic inspection schedule for routine operation.
    “a design professional shall provide [...] a certification”
  • Off-grid sanitationAllowed (with conditions)

    Use of an individual onsite wastewater treatment system where a municipal or communal wastewater system is unavailable.

    • The system must comply with statewide Appendix 75-A minimum standards.
    • Alternative systems require prior review and approval by the State or county health department official having jurisdiction.
    • Design must be prepared by or under the supervision of a design professional.
    “when a municipal or communal system is not available”
  • Well permitRequired

    New or additional wells withdrawing water from underground sources in Kings, Queens, Nassau, or Suffolk County when the installed pumping capacity exceeds 45 gallons per minute, singly, in the aggregate, or considering old and new wells on or for use on one property.

    • The rule applies to any purpose, including agricultural use.
    • A fire well with no permanently attached pumping equipment is excluded when installed by a municipal corporation, fire district, duly organized fire company, or fire department.
    • The Department may impose conditions, requirements, and limitations and may issue limited or revocable permits.
    • A new well permit may be valid for no more than 10 years from issuance; a renewed permit may be valid for a Department-specified period no longer than 10 years from reissuance or renewal.

    installed pumping capacity: > 45 gallons per minute (Applies to a new well or wells singly or in the aggregate, or the total installed capacity of old and new wells on or for use on one property.) · new well permit validity: <= 10 years (Measured from date of issuance.)

    “No person or public corporation shall hereafter install or operate any new or additional wells in the counties of Kings, Queens, Nassau or Suffolk to withdraw water from underground sources for any purpose or purposes whatsoever where the installed pumping capacity of any such new well or wells singly or in the aggregate, or the total installed pumping capacity of old and new wells on or for use on one property is in excess of forty-five gallons a minute without a permit pursuant to this title.”
    2 more reviewed findings on this topic
    • Required — Construction or operation of a water-withdrawal system, including a well, regulated under 6 NYCRR Part 601; Part 601 is exclusive of Long Island wells regulated under Part 602.
      “‘Threshold volume’ means the withdrawal of water of a volume of 100,000 gallons or more per day, determined by the limiting maximum capacity of the water withdrawal system; except that for withdrawals for agricultural purposes the threshold volume shall mean the withdrawal of water of a volume in excess of an average of 100,000 gallons per day in any consecutive 30-day period.”
    • Limited — Wells forming part of a water withdrawal system (outside Kings, Queens, Nassau and Suffolk counties, which are under Part 602) with capacity at or above the threshold volume; ordinary domestic wells below the threshold are not covered by this DEC permit
      “'threshold volume' means the withdrawal of water of a volume of 100,000 gallons or more per day, determined by the limiting maximum capacity of the water withdrawal system; except that for withdrawals for agricultural purposes the threshold volume shall mean the withdrawal of water of a volume in excess of an average of 100,000 gallons per day in any consecutive 30-day period.”
  • Mandatory utility hookupConditional

    Residential realty subdivisions, including subdivisions of fewer than 50 lots.

    • Community water and/or sewers may be required when public services are available, groundwater quality or quantity is poor, or site conditions are unacceptable for onsite wastewater treatment systems.
    • The source addresses subdivision approval and does not establish a universal statewide connection mandate for every individual residential parcel.
    “Yes, if there is good reason such as: public services are available”
  • Agricultural exemptionConditional

    Farm operations located within a New York agricultural district, including associated land, on-farm buildings, equipment, manure processing and handling facilities, and qualifying agricultural practices.

    • The protection applies only to farm operations in an agricultural district.
    • Local governments must exercise their planning and land-use authority consistently with Article 25-AA of the Agriculture and Markets Law.
    • Local governments may not unreasonably restrict or regulate the covered farm operation unless public health or safety is threatened.
    • Only farm operations are protected; the Department evaluates whether the regulated activity encompasses a farm operation.
    • The reasonableness analysis considers whether the restriction is unreasonable on its face and as applied to the particular situation, and depends on the totality of the circumstances.
    • A farmer, municipality, or other eligible requester may seek a Department opinion concerning the effect of a proposed or existing local law or ordinance.
    • If the Department determines that a local law or ordinance is unreasonably restrictive, it may seek remediation and the Commissioner may issue an order to comply or bring an enforcement action.
    “Local governments, when exercising their powers to enact and administer comprehensive plans and local laws, ordinances, rules or regulations, shall exercise these powers in such manner as may realize the policy and goals set forth in this article, and shall not unreasonably restrict or regulate farm operations within agricultural districts in contravention of the purposes of this article unless it can be shown that the public health or safety is threatened.”
    3 more reviewed findings on this topic
    • Available (with conditions) — Regular, periodic Uniform Code inspections of agricultural buildings used directly and solely for agricultural purposes in Ontario County.
      “Executive Law § 381(1), as amended by Chapter 159 of the Laws of 2007, provides that the Part 1203 rules adopted by the Secretary of State shall not “require or be construed to require regular, periodic inspections of (A) owner-occupied one and two-family dwellings, or (B) agricultural buildings used directly and solely for agricultural purposes, provided, however that this shall not be a limitation on inspections conducted at the invitation of the owner or where conditions on the premises threaten or present a hazard to public health, safety, or welfare.””
    • Conditional — Farm operations within New York agricultural districts seeking protection from unreasonable local planning, zoning, land-use, or permitting restrictions.
      “shall not unreasonably restrict or regulate farm operations within agricultural districts in contravention of the purposes of this article unless it can be shown that the public health or safety is threatened.”
    • Available (with conditions) — Agricultural uses and agricultural-use structures within the Adirondack Park Agency jurisdiction, including relevant Freshwater Wetlands Act and Wild, Scenic and Recreational Rivers System Act permitting contexts.
      ““Agricultural uses” and “agricultural use structures” are generally exempted from permitting requirements under New York State’s Adirondack Park Agency Act”
  • Shed and accessory-building permit exemptionConditional

    Construction or installation of a one-story detached structure associated with one- or two-family dwellings or multiple single-family dwellings (townhouses), used for tool and storage sheds, playhouses, or similar uses.

    • The authority having jurisdiction must expressly provide the exemption in its code-enforcement program.
    • The gross floor area must not exceed 144 square feet.
    • The exemption is only from the building-permit requirement; it does not authorize work that violates either Code.
    • The governing regulation requires authorities having jurisdiction to require building permits for work that must conform to either or both Codes unless an expressly authorized exemption applies.

    gross floor area: <= 144 square feet (Only for one-story detached structures associated with the specified dwellings and used for tool/storage sheds, playhouses, or similar uses.)

    “set forth in their code enforcement program, an authority having jurisdiction may exempt [...] provided the gross floor area does not exceed 144 square feet;”
  • Permit processPublished (with conditions)

    Building-permit applications for work subject to the New York State Uniform Code or Energy Code, administered through the authority having jurisdiction’s code-enforcement program.

    • A building permit is required for work that must conform to the Uniform Code or Energy Code.
    • The code-enforcement program may exclude listed categories, including qualifying detached structures not exceeding 144 square feet, temporary sets and scenery, certain awnings, partitions or movable cases under 5 feet 9 inches, finish work, listed portable equipment, qualifying equipment replacements, and repairs that do not affect fire and life safety.
    • Excluded work must still conform to applicable Uniform Code and Energy Code provisions.
    • An authority having jurisdiction may instead require permits for all work subject to the Uniform Code and Energy Code.
    • Applications must include, at minimum, the work location, nature, extent and scope; tax map number and street address; occupancy classification; applicable special-inspection statement; and acceptable construction documents.
    • Construction documents may need site plans, code-compliance information, structural and building-system information, Energy Code compliance, flood-hazard information, and licensed architect or professional-engineer documentation where applicable.

    detached accessory structure exemption threshold: <= 144 square feet (one-story detached structures associated with one- or two-family dwellings or multiple single-family dwellings used for tool/storage sheds, playhouses, or similar uses) · movable partition or case exemption height: < 5 feet 9 inches

    “An authority having jurisdiction’s code enforcement program must require any party who proposes to perform any work which must conform with the Uniform Code”
    3 more reviewed findings on this topic
    • Published (with conditions) — Building-permit application process for Uniform Code work in Ontario County.
      “Application for Building Permit. An authority having jurisdiction’s code enforcement program must provide for an application process that requests sufficient information to enable the code enforcement official to determine that the intended work meets the requirements of the Uniform Code and Energy Code.”
    • Partial — Minimum state Uniform Code permit process applicable in Ontario County through the responsible local government's enforcement program.
      “Each local government’s program for administration and enforcement of the Uniform Code must conform with the requirements of Part 1203, and must include the following features:”
    • Published (with conditions) — Commercial property development involving new or modified access to a New York state highway, change of use, or expansion of an existing development on a state highway
      “The application and review process generally consists of the following three stages of review:”
  • Campground & park staysLimited

    Temporary camping at New York State Department of Environmental Conservation campgrounds statewide.

    • All campers must register and obtain a camping permit.
    • Check-in is from 2:00 p.m. to 9:00 p.m.; campers must register and occupy the campsite by 9:00 p.m. on the first reservation night or the campsite may be re-rented and fees may be forfeited.
    • Campers must vacate by 11:00 a.m. on the final day.
    • Camping permits are limited to 14 nights but may be renewed depending on site availability.
    • From July 1 through Labor Day, only 14 cumulative nights of camping can be obtained at any campground.
    • Campsite occupancy is limited to 6 persons, two tents or one hard-wheeled equipment and one tent, and two vehicles; occupancy varies for Family campsites.
    • Violation of any campground rule is grounds for eviction; an evicted person is not entitled to a refund or to return for one week.

    maximum permit duration: <= 14 nights (May be renewed depending upon availability of sites.) · seasonal cumulative camping limit: <= 14 nights (From July 1 through Labor Day, at any campground.) · campsite occupancy: <= 6 persons (Occupancy varies for Family campsites.)

    “All campers must obtain a camping permit. Campers may check in from 2:00 p.m. to 9:00 p.m. but must register and occupy their campsite by 9:00 p.m. on the first night of their reservation or the campsite will be subject to re-rental and fees may be forfeited. Campers must vacate their campsite no later than 11:00 a.m. on the final day. Camping permits will not be issued for more than 14 nights but may be renewed depending upon availability of sites. From July 1 through Labor Day only 14 cumulative nights of camping can be obtained at any campground.”
  • county building authorityLimited

    County administration and enforcement of the Uniform Code and Energy Code within a local government, including unincorporated town areas, when the local government has opted out or when the Secretary of State designates the county.

    • Every local government ordinarily administers and enforces the Uniform Code and Energy Code.
    • A local government may opt out by local law enacted before July 1; the opt-out becomes effective January 1 of the following year.
    • After a local-government opt-out, the county administers and enforces the codes within that local government.
    • The county may itself enact a local law opting out; if both local government and county opt out, the Secretary of State administers and enforces the codes.
    • Counties may charge fees to defray administration and enforcement costs.
    • A responsible county must establish a code-enforcement program by local law, ordinance, or other appropriate regulation.

    local-government opt-out deadline: < July 1 · successor enforcement date: January 1 (the January 1 next succeeding the effective date of the local law)

    “The secretary may designate the county in which such local government is located to administer and enforce the uniform code in such local government.”
    One more reviewed finding on this topic
    • Limited — New York counties' administration and enforcement of the Uniform Fire Prevention and Building Code, and county adoption of higher or more restrictive construction standards affecting residential construction.
      “In such event the county in which said local government is situated shall administer and enforce such codes within such local government [...] unless the county shall have enacted a local law providing that it will not enforce such codes within that county.”
  • county zoning authorityNone

    New York counties' authority to adopt Euclidean zoning regulations for unincorporated land.

    • New York State law authorizes zoning power for cities, towns, and villages, not counties.
    • Counties retain other land-use-related powers under separate statutes and municipal home rule provisions, but those powers are not general county zoning authority.
    “No enabling legislation had been adopted that delegates zoning power to counties.”

Inside cities and towns in Ontario County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Minimum lot sizeSpecified

    Lake Residential zoning district in the Town of South Bristol, Ontario County.

    • The schedule identifies the district as LR, Lake Residential.
    • The source states the schedule was amended on 10-14-2002, 11-14-2005, 1-11-2010, 2-17-2014, and 11-14-2016.
    • Minimum lot area is 10,000 square feet; minimum width is 50 feet; lake frontage is 100 feet.
    • The same schedule specifies 50-foot front, 10-foot side, and 25-foot rear setbacks, a 35-foot maximum building height, and 20% maximum lot coverage.

    minimum lot area: 10000 square feet · minimum lot width: 50 feet · minimum lake frontage: 100 feet

    “(LR) Lake Residential 10,000 50 100 50 10 25 35 20%***”

Set by your town or city, not the county

In New York, zoning is adopted by each town or city, so Ontario County has no county-wide answer on these. Find your town or city in the list of places on this page, or call its clerk or zoning administrator.

  • Minimum dwelling size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • 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.

Living off-grid in Ontario County, New York

Is Ontario County a good place to live off-grid or homestead?

Ontario County scores 54/100 on the Bolthole Index, a solid county profile. Its strengths: mixed durability signals and workable self-sufficiency basics: 35.8″/yr rainfall and 48% wooded land. Watch-outs: about 278,138 people within a 30-minute drive and a weaker property-autonomy legal backdrop.

How much does land cost in Ontario County, New York?

Land in Ontario County runs about $5,135 per acre, based on the latest county data.

What is the water situation in Ontario County?

Ontario County gets about 35.8" of rain a year, with severe drought in roughly 2.1% of years.

How remote is Ontario County?

A representative private-land location has about 278,138 people within a 30-minute drive and 3,720,895 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Ontario compares in New York

Compare side-by-side →See all 62 New York counties ranked →