Bolthole Index

Putnam County, New York

Zoning, building permits and septic rules in the Town of Putnam Valley, New York

The Town of Putnam Valley, New York has its own zoning code, adopted by the Town Board1, and building permits are required for work covered by the state Uniform Code2. The town's Building & Zoning Department handles both3. Septic permits and well permits for Putnam Valley addresses go through the Putnam County Department of Health, not the town45.

At a glance

Building permit
Required for work covered by the NYS Uniform Code; issued by the town26
Zoning
Yes, the town's own zoning code (Chapter 165)1
Septic permits
Putnam County Department of Health4
Wells
County Health Department permit before drilling5
R-1 lot size
1 acre minimum net lot area7
R-1 height
35 feet maximum8
Certificate of occupancy
Required before a permitted structure is occupied9
Building department
Town of Putnam Valley Building & Zoning Department3

Who to call

Building permits

Town of Putnam Valley Building & Zoning Department

Building permits, code enforcement, fire and safety inspections and zoning for the Town of Putnam Valley

845.526.2377

bldgzoning_ff@putnamvalley.gov

265 Oscawana Lake Rd, Putnam Valley, NY 10579

Septic permits

Putnam County Department of Health, Environmental Health Services

Septic system and private well permitting, review and inspection for all of Putnam County, including Putnam Valley

(845) 808-1390

1 Geneva Rd., Brewster, NY 10509

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 Town of Putnam Valley means bringing your own water and power. The kit we’d start with:

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Does Putnam Valley, NY have zoning, and what does it mean for lot size and setbacks?

The Town of Putnam Valley has its own zoning chapter, Chapter 165, adopted by the Town Board1. Putnam County itself does not zone: Putnam County has no countywide zoning code, and zoning is regulated by each town and village10.

Rules differ by district. In the R-1 Medium Density Residence District, the minimum net lot area is 1 acre7. The R-1 minimum front yard is 50 feet, the rear yard 30 feet (75 feet on a lakefront), and each side yard 30 feet11. The maximum structure height in R-1 is 35 feet8, and at least 60 percent of the site must stay open after subtracting buildings and paved or impervious areas12. The R-3 Low Density Residence District is larger, at 3 acres13.

We could not confirm the town's rules on RV living, tiny homes, accessory apartments or minimum dwelling size. Ask the Building & Zoning Department before you buy3.

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

Yes. The Town of Putnam Valley has accepted the New York State Uniform Fire Prevention and Building Code for the town2, and New York requires building permits for work that must conform to that code, with certain exceptions6. The state lets a town exempt small items, such as a one-story detached shed up to 144 square feet14; we could not confirm which exemptions Putnam Valley uses, so ask before skipping a permit.

The Building & Zoning Department issues the town's building permits, and applications are written on a form the Code Enforcement Officer provides or accepts, signed by the owner or an authorized agent15. Fees are set by the Town Board and are due when you submit16. The department accepts applications only Monday through Friday, 10 a.m. to 3 p.m., and does not accept incomplete ones3.

The town's forms include a building permit, well permit, sewer permit, tree permit and a request for bedroom count3. Putnam Valley is a town, so the county's rules do not replace its office: the Putnam County Health Department handles only septic and wells.

How do septic permits work inside Putnam Valley?

Septic approvals for Putnam Valley addresses come from the Putnam County Department of Health. All applications for septic systems are forwarded to the Health Department, which decides whether a project is reviewed by the County alone or jointly with NYC DEP under the watershed delegation agreement4. The Health Department's rules apply in every town in the county, so the town Building & Zoning Department does not issue them.

New construction on vacant land requires a professionally designed system, and approved construction permits are valid for 2 years17. A septic repair permit costs $150, paid by bank check or certified check18. Health Department staff witness soil test pits or percolation tests and inspect repaired systems before backfilling1920.

Putnam County's soils matter here: only about 8.7% of the county's soils are rated not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system21. For septic and sewer approval, call the Health Department and ask for an engineer22.

We could not confirm whether the town sewer chapter affects a specific lot; ask the Building & Zoning Department.

Can you live in an RV or tiny home on your land in Putnam Valley?

We could not confirm a Putnam Valley rule on long-term RV living, tiny-home occupancy, manufactured-home placement, accessory dwellings or temporary camping on private land. Zoning is the town's to set1, so the answer for a specific lot depends on its district; call the Building & Zoning Department at 845.526.2377 before parking or placing anything to live in3.

Two things are settled. Any indoor plumbing, including showers, sinks and washing machines, must discharge only to an approved septic system in Putnam County23. And if you install a manufactured home yourself, a building permit is still required and a certified installer must be on site; an owner who will occupy the home may apply for certification as its installer24.

Any structure you intend to occupy needs a certificate of occupancy; a permitted structure whose building permit expired without one cannot be occupied until a new permit and certificate are obtained9.

Building a home in Putnam Valley: the steps, in order

  1. Confirm the zoning district and its lot, setback and height rules with the Building & Zoning Department133.
  2. Call the Putnam County Department of Health about septic and well approval, since the site must pass review before you design the house around it422.
  3. Apply for a building permit on the town's form; plans prepared by a design professional must follow the 2025 state codes153.
  4. Keep work exposed for inspection; the Code Enforcement Officer inspects construction elements and conducts the pre-certificate-of-occupancy inspection25.
  5. Obtain a certificate of occupancy before moving in9.

If your driveway meets a state highway, the New York State Department of Transportation requires its own permit26. If the lot is in a mapped flood hazard area, a local floodplain development permit applies27; we could not confirm how Putnam Valley administers it.

What stays with Putnam County, and what should you check before you buy in Putnam Valley?

Septic permits, well permits and subdivision health approvals stay with the Putnam County Department of Health4528. For land outside the town, see the Putnam County page.

Before buying, check the lot's zoning district, whether septic soils pass a Health Department test, and whether the lot lies in a flood hazard area27. If you plan to split a lot, the Health Department regulates subdivisions29, and we could not confirm the town's own subdivision requirements.

Putnam County context: the effective property tax rate is about 2.2%30, and the median tax bill is about $10,001 a year31. Typical home value is about $578,87032. The nearest city of 100,000 or more is about 26 miles from the county center33.

Watch-outs

  • Putnam County has no countywide zoning, so the county's pages will not tell you the rules for a Putnam Valley lot; use the town's Building & Zoning Department103.
  • Building permit applications that are incomplete are not accepted, and applications are taken only in a limited weekday window3.
  • We could not confirm Putnam Valley's rules on RVs, tiny homes, accessory dwellings, short-term rentals, floodplain permits or owner-builder work; ask the Building & Zoning Department before you buy3.
  • Septic projects can require joint review with NYC DEP, which can lengthen the timeline4.

Sources

  1. Chapter 165: Zoning - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  2. Chapter 132: Building Construction and Fire Prevention - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  3. Town of Putnam Valley Building & Zoning Department (putnamvalley.gov)
  4. Environmental Health - Putnam County, New York, quoted and re-checked
  5. Environmental Health - Putnam County, New York, quoted and re-checked
  6. NYS Uniform Fire Prevention and Building Code: What Elected and Other Government Officials Need to Know, quoted and re-checked
  7. Schedule A: Town of Putnam Valley Height, Bulk and Lot Regulations (Town of Putnam Valley), quoted and re-checked
  8. Schedule A: Town of Putnam Valley Height, Bulk and Lot Regulations (Town of Putnam Valley), quoted and re-checked
  9. Article XVII: Building Permits, Certificates of Occupancy, and Enforcement - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  10. Putnam County Hazard Mitigation Plan, Section 9.1, quoted and re-checked
  11. Schedule A: Town of Putnam Valley Height, Bulk and Lot Regulations (Town of Putnam Valley), quoted and re-checked
  12. Schedule A: Town of Putnam Valley Height, Bulk and Lot Regulations (Town of Putnam Valley), quoted and re-checked
  13. Schedule A: Town of Putnam Valley Height, Bulk and Lot Regulations (Town of Putnam Valley), quoted and re-checked
  14. Part 1203 Uniform Code and the Energy Code: Minimum Standards for Administration and Enforcement (New York statewide rule), quoted and re-checked
  15. Article XVII: Building Permits, Certificates of Occupancy, and Enforcement - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  16. Article XVII: Building Permits, Certificates of Occupancy, and Enforcement - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  17. Procedures & Policies for Subsurface Sewage Treatment & Water Supply for Single Family Residences, quoted and re-checked
  18. Environmental Health - Putnam County, New York, quoted and re-checked
  19. Environmental Health - Putnam County, quoted and re-checked
  20. Environmental Health - Putnam County, quoted and re-checked
  21. 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
  22. Putnam County Department of Health, Environmental Health Services (putnamcountyny.gov)
  23. Environmental Health - Putnam County, New York, quoted and re-checked
  24. Division of Building Standards and Codes Frequently Asked Questions, quoted and re-checked
  25. Article XVII: Building Permits, Certificates of Occupancy, and Enforcement - Town of Putnam Valley, NY (Town of Putnam Valley), quoted and re-checked
  26. Residential Driveway Permits (New York statewide rule), quoted and re-checked
  27. Floodplain Management - NYSDEC (New York statewide rule), quoted and re-checked
  28. Environmental Health - Putnam County, New York, quoted and re-checked
  29. Environmental Health - Putnam County, New York, quoted and re-checked
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data
  32. Typical home value (Zillow): Bolthole Index county data
  33. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

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 Town of Putnam Valley

Town of Putnam Valley’s own rules

  • Building code adoptedAdopted (with conditions)

    Buildings in the Town of Putnam Valley.

    • The town accepts applicability of the New York State Uniform Fire Prevention and Building Code under Executive Law § 374-a.
    “The Town Board of the Town of Putnam Valley, Putnam County, New York, hereby accepts applicability of the New York State Uniform Fire Prevention and Building Code for the Town of Putnam Valley, Putnam County, New York, in accordance with the provisions of § 374-a of the Executive Law of the State of New York.”
  • InspectionsRequired

    Permitted construction and certificate-of-occupancy review inside Putnam Valley.

    • Inspections are conducted by the Code Enforcement Officer under Chapter 165.
    • The cited provision includes construction inspections, pre-certificate-of-occupancy inspections, and other inspections required or permitted by the chapter.
    “Elements of work to be inspected. The following elements of the construction process shall be inspected, where applicable:”
  • Certificate of occupancyRequired

    Completed structures in Putnam Valley for which a building permit was obtained but no certificate of occupancy has issued.

    • The provision specifically addresses completed structures with expired building permits and no certificate of occupancy.
    • The structure may not be occupied or put to use until a new permit and certificate of occupancy are obtained.
    “Completed structures for which a building permit was obtained, for which no certificate of occupancy has been issued, and for which the building permit has expired, shall not be occupied or put into use until such time as a new building permit has been issued, and until a certificate of occupancy has been obtained.”
  • Local zoningPresent (with conditions)

    Land inside the Town of Putnam Valley.

    • The chapter history states it was adopted by the Town Board; amendments are noted where applicable.
    “[HISTORY: Adopted by the Town Board of the Town of Putnam Valley 3-1-1995. Amendments noted where applicable.]”
  • Zoning districtsPublished (with conditions)

    Zoning districts in Putnam Valley.

    • Schedule A notes that regulations for AG and RA Districts are in Article VIIA.
    • Additional Chapter 165 regulations apply.

    published district example: R-1 Medium Density Residence · published district example: R-3 Low Density Residence

    “R-3 3 acres 30,000 200 50 50 75 40 85 35 NA Low Density Residence [...] R-1 1 acre 20,000 150 50 30 75 30 60 35 100 Medium Density Residence”
  • Permit feesVariable (with conditions)

    Building permits inside Putnam Valley.

    • The Code Enforcement Officer collects fees set by the Town Board.
    • The applicable fee must be paid upon submission of an application, amended application, or renewal application.
    “To collect fees as set by the Town Board of this Town;”
  • Permit processPublished (with conditions)

    Building-permit applications inside Putnam Valley.

    • Applications must be in writing on a form provided by or acceptable to the Code Enforcement Officer.
    • The owner must sign, or an agent must have written owner authorization.
    • The application must provide sufficient information and documentation to determine compliance with applicable codes and relevant Town Code provisions.
    “Applications for a building permit shall be made in writing on a form provided by or otherwise acceptable to the Code Enforcement Officer. The application shall be signed by the owner of the property where the work is to be performed or an agent of the owner with written authorization.”

Rules another office applies inside Town of Putnam Valley

Town of Putnam Valley 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)

    R-1 Medium Density Residence District inside Putnam Valley.

    • The schedule is subject to additional Chapter 165 regulations.
    • Minimum net lot area excludes roads, rights-of-way, and easements under the schedule notes.

    minimum net lot area: 1 acre

    “R-1 1 acre 20,000 150 50 30 75 30 60 35 100”
  • SetbacksDistrict specific (with conditions)

    R-1 Medium Density Residence District inside Putnam Valley.

    • Schedule A contains separate front, rear, lakefront rear-yard, and side-yard columns.
    • Additional Chapter 165 regulations apply.

    minimum front yard: 50 feet · minimum rear yard: 30 feet · minimum rear yard lakefront: 75 feet · minimum side yard: 30 feet

    “Front Yard (feet) Rear Yard (feet) Rear Yard Lakefront (feet) Side Yard (feet) [...] R-1 1 acre 20,000 150 50 30 75 30 60 35 100”
  • Lot coverageDistrict specific (with conditions)

    R-1 Medium Density Residence District inside Putnam Valley.

    • Schedule A expresses this control as minimum open area, calculated by subtracting building, structure, paved, and other impervious-area coverage from gross site area.
    • Additional Chapter 165 regulations apply.

    minimum open area: 60 percent

    “Minimum percent open area is a calculated area derived by subtracting the sum of the area of coverage or footprint of the buildings, structures, paved areas and other impervious areas from the gross site area.”
  • Building heightDistrict specific (with conditions)

    R-1 Medium Density Residence District inside Putnam Valley.

    • The schedule states that maximum structure height is calculated under § 165-31 except as noted.
    • Additional Chapter 165 regulations apply.

    maximum height of structure: 35 feet (Calculated according to § 165-31 except as noted.)

    “The maximum height of a structure shall be calculated according to the provisions in Article VIII, § 165-31 of this chapter, except as noted.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Putnam Valley or Putnam County directly.

  • Owner-builder exemption — Owner construction inside Putnam Valley.
  • Minimum dwelling size — R-1 Medium Density Residence District inside Putnam Valley.
  • Living in an RV — Long-term recreational-vehicle occupancy on private land inside Putnam Valley.
  • Camping on your land — Temporary camping on private land inside Putnam Valley.
  • Tiny homes — Tiny-home occupancy inside Putnam Valley.
12 more unanswered
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • 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 Town of Putnam Valley publishes no rule on the point, not that none exists. Putnam County’s page lists the county offices to call.

← All of Putnam County: county rules, score and offices