Bolthole Index

Erie County, Pennsylvania

Zoning, building permits and septic rules in the Borough of Edinboro, Pennsylvania

The Borough of Edinboro, Erie County, Pennsylvania has its own zoning, and building work inside borough limits falls under the state Uniform Construction Code12. A zoning permit and a building permit may both be required, and a certificate of occupancy comes after inspections34. We could not confirm who issues septic permits inside the borough; start with the Erie County Department of Health5.

At a glance

Zoning
Yes, the borough has its own zoning districts and a Zoning Map1
Building permit
Uniform Construction Code permits; stricter for sheds and garages over 192 square feet6
Certificate of occupancy
Required before using a new or altered structure4
Septic
Erie County Department of Health regulates on-lot systems; borough-specific agency unconfirmed5
RV and tiny homes
No boroughwide rule confirmed; unlisted uses are not permitted1
Owner-builder
No statewide contractor license for most work; borough exemption not confirmed7
Property tax
Erie County effective rate 1.6%8

Who to call

Zoning

Borough of Edinboro Zoning & Code Enforcement (Zoning Administrator)

Zoning permits, the zoning map and zoning hearing board requests inside the borough

814-734-1812

[email protected]

124 Meadville Street, Edinboro, PA 16412

Building permits

Borough of Edinboro Building Code Official (third-party)

Uniform Construction Code building permits and inspections, applied for through the borough office

814-734-1812

[email protected]

124 Meadville Street, Edinboro, PA 16412

Health department

Erie County Department of Health

Countywide public and environmental health, including on-lot septic regulation; ask which agency covers your parcel

814-451-6700

[email protected]

606 West Second Street, Erie, PA 16507

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

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

The Borough of Edinboro divides its land into zoning districts shown on an official Zoning Map1. The ordinance does not permit uses it does not specifically list or define1. That matters for anything unconventional, because a use missing from the ordinance is not allowed by default.

Lot size, setbacks, lot coverage and building height differ by district and are set in the ordinance's district table, so name the district before you plan a house or outbuilding91011. The borough's map is general information only, and the Zoning Office answers what applies to a specific parcel12. Call the Borough of Edinboro Zoning Administrator, 814-734-1812, before you buy3.

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

Edinboro keeps its own administration and enforcement of the Pennsylvania Uniform Construction Code, so permits for residential and commercial construction inside the borough come through the borough rather than Erie County2. The borough's zoning page states that a zoning permit and a building permit may be required for planned work3. The borough has appointed a third-party building code official for inspections13.

Small outbuildings are not an automatic pass: the borough requires permits and code compliance for accessory structures such as carports, detached garages, greenhouses and sheds above 192 square feet6. Driveways also need a zoning permit inside the borough14. The borough's roof zoning application form shows a $50 payment, and building permit fees are set in a separate council fee schedule15.

How do septic permits work inside Edinboro?

We could not confirm which agency issues septic permits for parcels inside the Borough of Edinboro, because the borough code and zoning page we reviewed do not say. Pennsylvania requires a permit from the local agency before a building served by an on-lot system is built or occupied16. The Erie County Department of Health states that it regulates on-lot septic systems and issues permits5, but the agency can differ by municipality17.

If the parcel is on public sewer, no on-lot permit may apply; ask the borough office. If it is not, call the Erie County Department of Health, 814-451-6700, and ask who handles the permit for your address18. Plan for a site evaluation: very little of Erie County's soil rates "not limited" for a conventional drain field, at about 0%19.

Can you live in an RV or tiny home in Edinboro?

We could not confirm a boroughwide rule on living in an RV or tiny home on private land. The one RV-related provision we found is narrow: overnight camping is excluded in the borough's RC Recreation District on publicly owned land20. Because the zoning ordinance does not permit unlisted uses1, get written confirmation from the Zoning Administrator before moving an RV or tiny home onto a lot3.

Manufactured homes are treated differently. A single manufactured home is allowed only where zoning permits it, must meet the district's yard and lot rules, and needs a perimeter foundation with a footer below the frost line and permanent sewer, water and utility hookups21. A mobile home park requires a tract of 5 acres and the borough's written plan approval22.

Building a home in Edinboro: the steps, in order

  1. Ask the Zoning Administrator which district the parcel is in and whether your use is listed123.
  2. Ask the Erie County Department of Health who issues the septic permit for the address, or whether public sewer serves it518.
  3. Apply for the zoning permit with enough construction and use detail for the Zoning Officer23.
  4. Apply for the Uniform Construction Code building permit through the borough office213.
  5. If the driveway meets a state highway, a PennDOT highway occupancy permit applies24.
  6. Pass all building inspections, then obtain the certificate of occupancy before moving in4.

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

The county page covers land outside the borough: see Erie County for unincorporated and township answers. Inside Edinboro, the borough decides zoning and construction permits12, while septic regulation sits with the Erie County Department of Health or another local agency5.

Before you buy, check floodplain status, because development inside a flood hazard area needs a municipal floodplain permit where the borough participates in the flood insurance program25. Pennsylvania has no statewide license for most contractors, so an owner can generally do work on their own home, though municipalities may add their own rules7. Erie County's effective property tax rate is 1.6%8.

Watch-outs

  • We could not confirm an owner-builder exemption, an accessory dwelling rule or a minimum dwelling size inside the borough; ask the Zoning Administrator3.
  • Setback and lot-size numbers are in the ordinance's district table, which we could not read; do not rely on a guess for your district10.
  • We could not confirm a private well permit rule or the floodplain development rules inside the borough; ask the Erie County Department of Health about wells18.

Sources

  1. Part 3: District Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  2. Part 1: Uniform Construction Code — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  3. Borough of Edinboro Zoning & Code Enforcement (Zoning Administrator) (edinboro.net)
  4. Edinboro Zoning & Code Enforcement (Borough of Edinboro), quoted and re-checked
  5. Municipal On-Lot Sewage Service Areas, quoted and re-checked
  6. Part 1: Uniform Construction Code — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  7. Contractor Licensing (Pennsylvania statewide rule), quoted and re-checked
  8. Effective property tax rate: Bolthole Index county data
  9. Part 3: District Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  10. Part 3: District Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  11. Part 3: District Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  12. Part 3: District Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  13. Borough of Edinboro Building Code Official (third-party) (edinboro.net)
  14. Borough of Edinboro Zoning Application — Roof / § 27-503 Permit Guide (Borough of Edinboro), quoted and re-checked
  15. Borough of Edinboro Zoning Application — Roof / § 27-503 Permit Guide (Borough of Edinboro), quoted and re-checked
  16. 25 Pa. Code § 72.22. Permit issuance (Pennsylvania statewide rule), quoted and re-checked
  17. Municipal On-Lot Sewage Service Areas, quoted and re-checked
  18. Erie County Department of Health (eriecountypa.gov)
  19. 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
  20. Part 4: Supplementary Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  21. Part 4: Supplementary Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  22. Part 11: Mobile Home Park Regulations — Borough of Edinboro, PA (Borough of Edinboro), quoted and re-checked
  23. Borough of Edinboro Zoning Application — Roof / § 27-503 Permit Guide (Borough of Edinboro), quoted and re-checked
  24. Apply for a PennDOT Highway Occupancy Permit (Pennsylvania statewide rule), quoted and re-checked
  25. Pennsylvania Floodplain Development Guide, quoted and re-checked

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 Borough of Edinboro

Borough of Edinboro’s own rules

  • Building permitRequired

    Accessory structures serving single-family dwellings inside Edinboro borough that exceed 192 square feet; other UCC-permit work is governed by the applicable UCC requirements.

    • The specified local UCC amendment applies only to accessory uses for single-family dwellings.
    • Covered examples are carports, detached private garages, greenhouses, and sheds.

    accessory structure building area threshold: > 192 square feet (Accessory structures limited to an accessory use for single-family dwellings.)

    “The Borough hereby amends the UCC, 35 P.S. § 7210.403.1(b)(3), by requiring UCC permits and building code compliance for accessory structures in which building area exceeds 192 square feet.”
  • Building code adoptedAdopted (with conditions)

    Residential and commercial construction inside Edinboro borough.

    • The Borough maintains opt-in administration and enforcement under the Pennsylvania Uniform Construction Code.
    • The Borough may use a qualified Pennsylvania-licensed third-party inspection agency in certain situations.
    • Local amendments require Pennsylvania Department of Labor and Industry approval.
    “The Home Rule Borough of Edinboro will continue to maintain opt-in status for administration and enforcement of residential and commercial building codes referenced in the Uniform Construction Code”
  • InspectionsRequired

    Permitted construction work inside Edinboro borough requiring a certificate of occupancy.

    • The certificate is issued after all building inspections for the permitted work have been completed.
    “This is issued after all building inspections have been completed for the permitted work.”
  • Certificate of occupancyRequired

    Occupancy or use of vacant land and structures constructed, reconstructed, moved, altered, or enlarged inside Edinboro borough.

    • The certificate is issued after all building inspections for permitted work are complete.
    “A Certificate of Occupancy is required prior to the occupancy or use of any vacant land and/or prior to the use or occupancy of any structure that has been constructed, reconstructed, moved, altered, or enlarged.”
  • Local zoningPresent (with conditions)

    Land inside Edinboro borough limits.

    • Uses not specifically listed or defined in the zoning ordinance are not permitted.
    “The Borough is divided into the districts set forth by this chapter and as shown by the district boundaries on the Zoning Map.”
  • Zoning districtsPublished (with conditions)

    Zoning districts and zoning-map boundaries inside Edinboro borough.

    • The official map is for general zoning information; parcel-specific zoning usage and restrictions should be obtained from the Zoning Office.
    “Please note that this map is for general zoning information. The actual zoning usage and restrictions for a particular parcel should be obtained by contacting the Zoning Office.”
  • Manufactured homesLimited

    Individual mobile/manufactured homes inside Edinboro borough where permitted by the zoning ordinance.

    • The use must meet all Chapter 27 yard and lot requirements.
    • Installation must comply with applicable federal and state manufactured-dwelling regulations.
    • The home must have a perimeter foundation with footer below the frost line and permanent sanitary sewer, water, and other utility hookups.
    • Pre-June 1974 homes or homes lacking federal-compliance proof must comply with all Borough building codes.
    “Such uses must meet all yard and lot requirements of this chapter. Installation must comply with applicable federal and state regulations for manufactured dwellings.”
  • Subdividing landRegulated (with conditions)

    Mobile-home-park development inside Edinboro borough.

    • A preliminary plan requires Borough written approval before construction.
    • A final plan must be approved and recorded, and necessary improvements completed, before placement and habitation of individual mobile homes.
    • After approval, three approved-plan copies must be filed with the Erie County Recorder of Deeds within 90 days or approval becomes null and void.

    mobile home park minimum tract area: 5 acres

    “No person, firm or corporation proposing to open, rearrange or expand a mobile home park in Edinboro Borough shall proceed with any construction work on the proposed park until they have obtained from the Borough written approval of the preliminary plan of the proposed park”
  • Driveway accessRequired

    Construction of driveways inside Edinboro borough.

    • The provision is a zoning-permit requirement for driveway construction.
    “The construction of sidewalks, driveways, sewer lines, sewer connections, water lines and connections and for any change in contour of land which affects the stormwater drainage.”
  • Permit feesPublished (with conditions)

    Roof zoning-permit application inside Edinboro borough.

    • The guide displays a $50 payment field for this application.
    • The exact details, time limits, and fees for zoning applications are determined by the Borough.
    • UCC fees are established in a separate Borough Council fee-schedule resolution and may be amended from time to time; third-party permit fees are set by the agency schedule.

    roof zoning-application payment: 50 USD (Shown on the Borough zoning application form.)

    “Payment: $50 Cash ⃝ - Check ⃝ (NO. ________________) - Money Order ⃝ - Charge ⃝”
  • Permit processPublished (with conditions)

    Zoning-permit applications inside Edinboro borough.

    • Applications must contain sufficient construction and use information for the Zoning Officer.
    • The Borough determines required sketches, plot plans, number of copies, time limits, and fees.
    “Applications shall contain information relative to the proposed construction and use in sufficient detail to inform the Zoning Officer of the scope and extent of the proposed development.”

Rules another office applies inside Borough of Edinboro

Borough of Edinboro does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeDistrict specific (with conditions)

    Single-family dwellings in the R-1 and R-1A residential districts inside Edinboro borough.

    • The controlling numeric value is in Table 27-307-1, which is incorporated as an attachment to Chapter 27; the opened material did not expose the numeric row.
    “The minimum lot area, minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, side yard requirements, maximum height of structures and number of stories for each district shall be as specified in Table 27-307-1.”
  • SetbacksDistrict specific (with conditions)

    Single-family dwellings in the R-1 and R-1A residential districts inside Edinboro borough.

    • The controlling numeric front, rear, and side-yard values are in Table 27-307-1, incorporated as an attachment to Chapter 27; the opened material did not expose the numeric row.
    “The minimum lot area, minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, side yard requirements, maximum height of structures and number of stories for each district shall be as specified in Table 27-307-1.”
  • Lot coverageDistrict specific (with conditions)

    Single-family dwellings in the R-1 and R-1A residential districts inside Edinboro borough.

    • The controlling maximum coverage percentage is in Table 27-307-1, incorporated as an attachment to Chapter 27; the opened material did not expose the numeric row.
    “The minimum lot area, minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, side yard requirements, maximum height of structures and number of stories for each district shall be as specified in Table 27-307-1.”
  • Building heightDistrict specific (with conditions)

    Single-family dwellings in the R-1 and R-1A residential districts inside Edinboro borough.

    • The controlling maximum height and stories are in Table 27-307-1, incorporated as an attachment to Chapter 27; the opened material did not expose the numeric row.
    “The minimum lot area, minimum lot area per family, maximum lot coverage by buildings and structures, minimum depth of front yard, minimum depth of rear yard, side yard requirements, maximum height of structures and number of stories for each district shall be as specified in Table 27-307-1.”
  • Camping on your landLimited

    Overnight camping in the RC Recreation District on publicly owned land inside Edinboro borough.

    • This prohibition is limited to the recreation district provision and does not establish a boroughwide camping rule.
    “Specifically, these uses will be limited to exclude the use of horses, motorized recreational vehicles, automobiles, trucks, and overnight camping.”

Still unanswered

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

  • Owner-builder exemption — Owner-built residential construction inside Edinboro borough.
  • Minimum dwelling size — Single-family dwellings in the R-1 and R-1A residential districts inside Edinboro borough.
  • Living in an RV — RV occupancy on private land inside Edinboro borough.
  • Tiny homes — Tiny-home occupancy inside Edinboro borough.
  • Accessory dwellings — Accessory dwelling units inside Edinboro borough.
7 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • 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 Borough of Edinboro publishes no rule on the point, not that none exists. Erie County’s page lists the county offices to call.

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