Quick answer: it depends on your town. New York allows towns to exempt tool and storage sheds of 144 sq ft or less (about 12×12) from the building permit. Some Westchester towns use that exemption and some don't, and zoning setbacks apply either way. Here is what three local towns actually require.
| Municipality | Permit needed? | Key rules | Call |
|---|---|---|---|
| Village of Ossining | Not for sheds up to 144 sq ft. Over 144 sq ft: building permit with a survey showing the shed | 5 ft from all lot lines · max 15 ft high · not closer to the street than the house · no permanent foundation · never in the front yard of a corner lot | (914) 941-3199 |
| Town of Yorktown | Shed permit: $150 (includes permit and CO, up to 200 sq ft) + $50 application | Most single-family zones: 10 ft from side and rear lines · max 15 ft high | (914) 962-5722 x233 |
| Town of Cortlandt | Town code §131-3: no building may be erected without a permit. Ask Code Enforcement about small sheds | Residential application $200 · permit from $150 | (914) 734-1010 |
Village vs. Town: the Village of Ossining's rules only apply inside the Village. The unincorporated Town of Ossining and Briarcliff Manor have their own building departments. The same goes for Peekskill vs. Cortlandt, and Tarrytown and Sleepy Hollow vs. Greenburgh. Check which municipality your tax bill names.
What the 144 sq ft rule really says
The state rule is 19 NYCRR §1203.3(a)(1). It lets a municipality skip the building permit for tool and storage sheds, playhouses and similar uses up to 144 sq ft. The NYS Department of State adds two points people miss:
- No permit doesn't mean no rules. An exempt shed still has to comply with the Uniform Code.
- Local law decides. The state tells people to check the local law of the town where they're building, and every other ordinance that applies, including zoning.
Rules that apply even when no permit is needed
- Setbacks: distance from side and rear lot lines (5 ft in the Village of Ossining, 10 ft in most Yorktown residential zones).
- Height: 15 ft max in both the Village of Ossining and Yorktown residential zones.
- Location: generally behind the front of the house. The Village of Ossining bans sheds in the front yard of corner lots.
- Total accessory area: the Village of Ossining caps all accessory buildings in a required side or rear yard at 750 sq ft and 30% of that yard.
- Electricity: running power to a shed needs an electrical permit, even when the shed itself doesn't.
- Easements, wetlands and HOA rules: these are separate from the building permit.
Foundations: gravel pad, blocks or concrete?
For most prefab sheds, a compacted gravel pad or level blocks is the right base. It drains, it doesn't heave much, and it keeps the floor framing dry. In the Village of Ossining, sheds may not sit on a fixed or permanent foundation. A slab or frost footings can turn a shed into a different kind of structure in the town's eyes, so check before you pour.
We build shed pads, assemble prefab sheds and frame custom ones, and we check your setbacks before anything goes in the ground.
📅 Free estimateWhat to have ready when you apply
- A survey of your property (the Village of Ossining requires one showing the shed's location for sheds over 144 sq ft).
- A plot plan with the shed drawn in and the distances to each lot line.
- The manufacturer's spec sheet or a simple framing drawing, with size and height.
- If a contractor is building it: insurance certificates and their Westchester County Home Improvement License.
Shed already up without a permit?
You can usually still apply, but it costs more:
| Municipality | Work done before the permit |
|---|---|
| Town of Yorktown | Permit fee doubled |
| Town of Cortlandt | All fees doubled (the Town Board may waive this, e.g. after a declared emergency) |
| Village of Ossining | Fee tripled, or $1,000, whichever is greater |
If you're getting ready to sell, read open permits when selling a house in Westchester.
Related: Permit cost calculator · Gazebo permits in Yorktown · Open permits when selling · How to hire a contractor
Sources
Fees and rules below come from each municipality's published documents, checked October 2026. Towns change fees by board resolution, so confirm with the building department before you apply. This guide is general information, not legal advice.
- NYS Department of State, Code Outreach 2024-02: Exemptions from the Uniform Code (March 5, 2024)
- Village of Ossining: Shed FAQ (2026)
- Village of Ossining 2026 Fee Schedule
- Town of Yorktown Master Fee Schedule (adopted March 4, 2025)
- Town of Yorktown: Residence Zone Standards
- Town of Cortlandt Code, Chapter 131, §131-3 Building permits
- Town of Cortlandt Master Fee List, Resolution 68-26 (February 10, 2026)
Frequently Asked Questions
It depends on the town. New York lets municipalities exempt tool and storage sheds of 144 square feet or less from the building permit, but each town's local law decides. The Village of Ossining does not require a permit up to 144 sq ft, Yorktown has a $150 shed permit for sheds up to 200 sq ft, and Cortlandt's code requires a permit before any building is erected. Zoning setbacks apply either way.
The state rule (19 NYCRR §1203.3(a)(1)) covers tool and storage sheds and playhouses of 144 square feet or less, about 12×12. It is up to the town whether to use it, and the shed still has to meet zoning rules like setbacks and height.
It varies by town. The Village of Ossining requires 5 feet from all lot lines with a 15-foot maximum height. In most Yorktown single-family zones it is 10 feet from side and rear lines. Check your town's zoning code.
Yorktown's 2025 fee schedule lists a shed fee of $150, which includes the building permit and certificate of occupancy for sheds up to 200 sq ft, plus a $50 shed application fee.
Most towns let you apply after the fact, but at a higher fee: Yorktown and Cortlandt double the fee, and the Village of Ossining triples it or charges $1,000, whichever is greater.