Bolthole Index

Broome County, New York

Zoning, building permits and septic rules in Johnson City, New York

The Village of Johnson City, in Broome County, New York, requires a building permit for new structures, additions and structural alterations, and the village's own zoning chapter governs land inside village limits12. The village Code Enforcement/Permits Department issues building permits. Septic approval comes from the Broome County Health Department, Division of Environmental Health3.

At a glance

Building permit
Required for new structures, additions and structural alterations inside the village1
Zoning
Village zoning chapter adopted by the Board of Trustees2
Building permit fee (1–2 family)
$10 for the first $2,000 of construction cost, then $2 per $1,000 or part4
Septic
Broome County Health Department, Division of Environmental Health3
RV living
Only in a campsite that needs a special permit; one RV per lot56
Manufactured home
Year-round home allowed as a principal use in the Rural Residential District, with conditions7
Minimum lot, Rural Residential
15,000 sq ft with public water and sewer; 40,000 sq ft without8
Driveways
No village building permit needed for a driveway9

Who to call

Building permits

Village of Johnson City Code Enforcement/Permits Department

Building permits and code questions inside Johnson City village limits

607-797-1021

Septic permits

Broome County Health Department, Division of Environmental Health

Residential septic (onsite wastewater) standards and sewage-disposal construction permits in Broome County

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

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

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Do you need a building permit in Johnson City, NY?

Yes. The Village of Johnson City requires a building permit for any new structure, for an addition, and for structural alterations to an existing building1. The village lists a few exceptions, including driveways, concrete pads, fences, gutters and a rear-yard storage shed under 144 square feet at a one- or two-family home1. A driveway needs no village building permit9, though that finding does not cover a curb cut or a state-highway access permit, so ask the Code Enforcement/Permits Department before cutting into a street.

For a one- or two-family home, the permit fee is $10 for the first $2,000 of construction cost plus $2 for each additional $1,000 or part of $1,0004. Plans must carry an architect's or engineer's stamp when construction costs more than $10,000, when the work exceeds 1,500 square feet, or both, and new construction must show every utility connection10. The village also checks contractors' workers' compensation and disability-benefits coverage before it issues a permit10.

Who issues building permits in Johnson City, and how do you reach them?

The Village of Johnson City Code Enforcement/Permits Department answers permit questions at 607-797-102111. The village's FAQ says the application form is available from the Town of Union Code Enforcement/Permits Department and must be submitted with a plot plan for the building inspector's review10. Call the village number first to confirm where to pick up and file the application.

New York's Uniform Code makes each local government responsible for administering it, so a permit in Johnson City comes from the village, not from Broome County12. Certificates of occupancy follow permitted work under state rules13. We could not confirm the village's own inspection schedule, so ask the department when to call for inspections.

Does Johnson City have zoning, and what does it mean for lots, setbacks and RVs?

Johnson City has its own zoning. The Board of Trustees adopted the village's Chapter 300, Zoning, and the Planning Board reviews site plans and subdivisions214. Residential land falls into six districts, including Rural Residential and Urban Single-Family15. Broome County does not set zoning here; approvals come from the municipality where the property sits16.

Rules vary by district. In Urban Single-Family, a detached house needs 4,000 square feet with public water and sewer, with setbacks of 25 feet in front, 5 feet on the sides and 25 feet in back, building coverage up to 30 percent and a height limit of 35 feet17181920. In Rural Residential, the lot minimum is 15,000 square feet with public water and sewer, and 40,000 square feet without8.

How do septic permits work in Johnson City?

Septic permits are a county matter, not a village one. The Broome County Health Department, Division of Environmental Health enforces residential onsite wastewater standards3. A new system needs a sewage permit application, plans from a licensed engineer, and a Broome County installer21. The application fee is $50 for new construction and $190 for an existing failed system22.

We could not confirm whether a given Johnson City lot must connect to public sewer, so ask the Code Enforcement/Permits Department and the Health Department before assuming a septic system is an option. In the village's Rural Residential District, a mobile or manufactured home's water and sewage systems must be approved by the County Health Department23.

Can you live in an RV, manufactured home or tiny home in Johnson City?

An RV can be occupied only at a campsite, and camps are specially permitted only in the Rural Residential district6. A campsite needs a special permit, allows one recreational vehicle per lot, holds no more than 12 lots per acre, and each lot must be at least 2,500 square feet5. Parking an RV on an ordinary residential lot to live in is not something we found the code allowing.

A year-round manufactured home is permitted as a principal use in the Rural Residential District if it meets the village's conditions, including a minimum floor area of 400 square feet and County Health Department approval of its water and sewage systems724. We could not confirm any rule specific to tiny homes or accessory dwelling units, so ask the Code Enforcement/Permits Department before planning one.

Building a home in Johnson City: the steps, in order

  1. Confirm your lot's zoning district and its lot-size, setback and coverage limits with the village15.
  2. Contact the county Health Department about septic or sewer if the lot is not served by public sewer3.
  3. Prepare a plot plan and construction plans, stamped by an architect or engineer where the thresholds apply10.
  4. Submit the building permit application and pay the fee4.
  5. Call for inspections as the permit directs, and do not cover work before it is inspected11.
  6. Obtain a certificate of occupancy before using the building13.

For land outside village limits, use the Broome County page, because village rules do not apply there.

What to check before you buy land in Johnson City

Ask which zoning district the parcel is in, since lot size, setbacks and allowed uses change by district15. Ask whether public sewer reaches the lot, because Rural Residential lots without it need 40,000 square feet8. We could not confirm the village's floodplain-development rules, so ask the Code Enforcement/Permits Department about flood zones.

Broome County's effective property tax rate is 2.6 percent and the median property tax bill is $3,824 a year2526. County-level figures like these are context only; the village's own tax bill depends on the parcel.

Watch-outs

  • Subdivisions and land partitions inside the village go to the Planning Board for review, so splitting a lot is not a building-permit question alone14.
  • A new or replacement private well in the Broome County Health District needs preliminary approval from the Commissioner of Health before construction27; we could not confirm village rules for short-term rentals, accessory dwellings or tiny homes, so ask the Code Enforcement/Permits Department.
  • The village FAQ sends applicants to the Town of Union Code Enforcement/Permits Department for the application form, so confirm the filing location by phone first10.

Sources

  1. Frequently Asked Questions (FAQs) | Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  2. Chapter 300: Zoning - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  3. Wastewater Treatment, quoted and re-checked
  4. Frequently Asked Questions (FAQs) | Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  5. Part 4: Specific Use Requirements - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  6. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  7. Part 4: Specific Use Requirements - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  8. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  9. Frequently Asked Questions (FAQs) | Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  10. Frequently Asked Questions (FAQs) | Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  11. Village of Johnson City Code Enforcement/Permits Department (johnsoncityny.gov)
  12. Legal Memorandum LG03: NYS Uniform Fire Prevention and Building Code: What Elected Officials Need to Know, quoted and re-checked
  13. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
  14. Planning Board | Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  15. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  16. Municipal Code Departments, quoted and re-checked
  17. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  18. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  19. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  20. Article 20: Residential Districts - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  21. Application for Sewage Disposal Construction Permit, quoted and re-checked
  22. Wastewater Treatment, quoted and re-checked
  23. Part 4: Specific Use Requirements - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  24. Part 4: Specific Use Requirements - Village of Johnson City, NY (Village of Johnson City), quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data
  27. Broome County Charter and Code, Chapter 305, Sanitary Code, quoted and re-checked

Written October 23, 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 Village of Johnson City

Village of Johnson City’s own rules

  • Building permitRequired

    New structures, additions, and structural alterations inside Johnson City village limits.

    • The FAQ lists exceptions including a storage shed under 144 square feet for one- and two-family dwellings, driveways, concrete pads, aluminum storm windows, gutters and downspouts, and fences.

    storage-shed permit exception threshold: < 144 square feet (Only for one- and two-family dwellings; the shed must be in the rear yard.)

    “The Village of Johnson City Code requires a building permit for any new structures to be erected and for an addition or for structural alterations to an existing building.”
  • Local zoningPresent (with conditions)

    Land inside Johnson City village limits.

    • The zoning chapter was adopted by the Village Board of Trustees and has amendments noted where applicable.
    “[HISTORY: Adopted by the Board of Trustees of the Village of Johnson City 5-3-2011 by L.L. No. 2-2011. Amendments noted where applicable.]”
  • Zoning districtsPublished (with conditions)

    Residential zoning districts inside Johnson City village limits.

    • The residential-district table is part of Village Chapter 300 Zoning.
    “Rural Residential | RR Urban Single-Family | USF Suburban Single-Family | SSF Urban Two-Family | UTF Urban Multifamily | UMF Suburban Multifamily | SMF”
  • Minimum dwelling sizeSpecified

    Mobile or manufactured homes in Johnson City’s Rural Residential District.

    • The minimum applies to a year-round mobile home permitted as a principal use in the Rural Residential District.

    minimum floor area: >= 400 square feet

    “The mobile home shall have a minimum floor area of 400 square feet.”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family detached homes in the Rural Residential District inside Johnson City village limits.

    • The public-water-and-sewer standard may instead be the most common lot size on the block.
    • Without public water and/or sewer, the table requires 40,000 square feet.

    minimum lot size with public water and sewer: >= 15000 square feet (Or the most common lot size on the block.) · minimum lot size without public water and/or sewer: >= 40000 square feet

    “Minimum lot size (no public water and/or sewer) [...] Single-family detached (square feet) | NA | 40,000 | NA | 40,000 | NA | 40,000”
    One more reviewed finding on this topic
    • District specific (with conditions) — Single-family detached homes in the Urban Single-Family District inside Johnson City village limits.
      “Minimum lot size (with public water and sewer) [...] Single-family detached (square feet) | 4,000 | 7,000 | 4,000 | 9,000 | 4,000 | 15,000”
  • SetbacksDistrict specific (with conditions)

    Single-family detached homes in the Urban Single-Family District inside Johnson City village limits.

    minimum front setback: >= 25 feet · minimum side setback: >= 5 feet · minimum rear setback: >= 25 feet

    “Minimum front setback [...] Single-family detached (feet) | 20 | 25 | 25 | 30 | 25 | 35 [...] Minimum side setback [...] Single-family detached (feet) | 5 | 5 | 5 | 6 | 5 | 20 [...] Minimum rear setback [...] Single-family detached (feet) | 25 | 25 | 25 | 25 | 25 | 60”
  • Lot coverageDistrict specific (with conditions)

    Single-family detached homes in the Urban Single-Family District inside Johnson City village limits.

    maximum building coverage: <= 30 percent

    “Maximum building coverage [...] Single-family detached | 50% | 40% | 30% | 25% | 35% | 20%”
  • Building heightDistrict specific (with conditions)

    Single-family detached homes in the Urban Single-Family District inside Johnson City village limits.

    maximum building height: <= 35 feet

    “Maximum building height [...] Single-family detached (feet) | 35 | 35 | 35 | 35 | 35 | 35”
  • Living in an RVLimited

    Recreational-vehicle occupancy at a campsite inside Johnson City village limits.

    • A campsite must be in a district where camps are permitted and requires a special permit.
    • parameters not applicable
    • Existing campsites of record are exempt except when an addition, expansion, alteration of use, or alteration of operation is proposed.
    • No more than one recreational vehicle may occupy one campsite lot.

    maximum campsites: <= 12 lots per acre · minimum campsite lot area: >= 2500 square feet

    “The total number of lots in such campsite shall not exceed 12 per acre. Each lot shall have a total area of not less than 2,500 square feet, with a minimum dimension of 30 feet. No more than one recreational vehicle shall be permitted to occupy any one lot.”
  • Camping on your landLimited

    Campsites inside Johnson City village limits.

    • Camps are specially permitted only in the Rural Residential district under the residential-use table.
    • A special permit is required before a campsite is issued.
    “Uses identified with a "SP" in Table 20-2 may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article 66.”
  • Manufactured homesAllowed (with conditions)

    Year-round manufactured homes as principal uses in Johnson City’s Rural Residential District.

    • The home must comply with the New York State Uniform Fire Prevention and Building Code.
    • It must be frost-protected by footings and anchors at least 42 inches below finished grade or placed on a reinforced concrete slab.
    • Noncombustible, ventilated skirting is required within 30 days after arrival.
    • Water and sewage systems must be approved by the County Health Department.

    minimum floor area: >= 400 square feet

    “Permanent residence. A year-round mobile home is permitted as a principal use in the Rural Residential District, provided that the following standards and conditions are met:”
  • Off-grid sanitationLimited

    Mobile or manufactured homes in the Rural Residential District inside Johnson City village limits.

    • The water-supply and sewage-disposal systems require County Health Department approval.
    “The water supply system and sewage disposal system for the mobile home shall be approved by the County Health Department.”
  • Subdividing landRegulated (with conditions)

    Subdivisions inside Johnson City village limits.

    • The Planning Board reviews site plans and subdivisions for compliance with code and law.
    “The Planning Board reviews site plans for building construction, additions, rehabilitations, land partitions, change of building use, change of building tenants, and sub-divisions to ensure that the plans comply with the code and law.”
  • Driveway accessNot required

    Building-permit requirement for driveway work inside Johnson City village limits.

    • This finding addresses building permits only; the opened materials did not establish requirements for a curb cut or state-highway access permit.
    “The activities that require a building permit are numerous. The following is a list of those activities that DO NOT require a permit: [...] Driveways”
  • Permit feesPublished (with conditions)

    Building permits inside Johnson City village limits.

    • The cost is determined by total construction cost and demolitions needed to complete the project.

    one- and two-family initial fee: 10 USD (For the first $2,000 in construction costs.) · one- and two-family incremental fee: per 2 USD per $1,000 or part thereof (After the first $2,000.)

    “For One & Two Family Residential Dwellings – Ten dollars ($10.00) for the first two thousand dollars ($2,000) in construction costs and two dollars ($2.00) for every thousand or part of thousand thereafter.”
  • Permit processPublished (with conditions)

    Building-permit applications inside Johnson City village limits.

    • Construction plans require an architect or professional-engineer stamp if construction cost exceeds $10,000, utilization exceeds 1,500 square feet, or both.
    • For new construction, all utility connections must be shown.
    • The FAQ states that contractor workers’ compensation and disability-benefits coverage must be checked before permit issuance.

    plan-stamp construction-cost threshold: > 10000 USD (Or utilization exceeds 1,500 square feet, or both.) · plan-stamp utilization threshold: > 1500 square feet (Or construction cost exceeds $10,000, or both.)

    “A building permit application, which is available in the Town of Union Code Enforcement/Permits Department, must be submitted along with a plot plan to be reviewed by the building inspector.”

Rules another office applies inside Village of Johnson City

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

  • Who permits septicCounty (with conditions)

    Water-supply and sewage-disposal systems serving a mobile or manufactured home in Johnson City’s Rural Residential District.

    • This claim is limited to the Village mobile/manufactured-home rule.
    “The water supply system and sewage disposal system for the mobile home shall be approved by the County Health Department.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Johnson City or Broome County directly.

  • Owner-builder exemption — Owner-builder construction inside Johnson City village limits.
  • Building code adopted — Building-code adoption for construction inside Johnson City village limits.
  • Inspections — Construction inspections inside Johnson City village limits.
  • Certificate of occupancy — Certificates of occupancy for buildings inside Johnson City village limits.
  • Tiny homes — Tiny-home occupancy inside Johnson City village limits.
7 more unanswered
  • Accessory dwellings
  • Septic permit
  • Septic inspection
  • Well permit
  • Mandatory utility hookup
  • Building in a floodplain
  • 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 Village of Johnson City publishes no rule on the point, not that none exists. Broome County’s page lists the county offices to call.

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