Key Agencies
Building / Code Enforcement: Town Building Department (varies by town). Every town in these three counties has its own code enforcement officer. There is no unified county building department for new residential construction.
Septic and Well: Ulster County Health Department, Greene County Department of Health, Sullivan County Public Health Services. On-site wastewater systems and new wells require county health department approval before a building permit is issued.
Zoning: Town Zoning Board (for variances) or Planning Board (for site plan review in some municipalities). Not all projects require Planning Board review, but check early.
Building Permit Process
1. Zoning review — Confirm permitted use, setbacks, and any overlay requirements with your town zoning officer.
2. Perc test and site evaluation — Schedule with the county health department. Bring your surveyor's site plan. Results valid for 5 years in NY.
3. Septic design approval — Submit PE-stamped septic design to county health. Review typically 4 to 8 weeks.
4. Well permit — Your driller submits to the health department.
5. Building permit application — Submit to your town building department: completed application, plot plan, construction documents, proof of septic and well approvals, and the permit fee. Review time varies widely, from 2 to 8 weeks.
6. Inspections during construction — Foundation before backfill, framing before insulation, rough mechanical, and final. Call 48 hours ahead.
7. Certificate of Occupancy — Issued by the town after the final inspection passes.
Resources and Links
Ulster County Health Department: ulstercountyny.gov/health
Greene County Department of Health: greenecountyny.gov
Sullivan County Public Health: co.sullivan.ny.us
NYS 2025 Uniform Code: dos.ny.gov
FEMA Flood Map Service Center: msc.fema.gov
RUPCO Plus One ADU Program: rupco.org
Key Contacts
Ulster County Health Department: ulstercountyny.gov/health
Greene County Department of Health: greenecountyny.gov
Sullivan County Public Health: co.sullivan.ny.us
NYS Uniform Code: dos.ny.gov
Unique Local Considerations
ADU Programs: Ulster and Sullivan Counties have Plus One ADU programs offering grants up to $125,000 for qualifying homeowners. Administered by RUPCO. Income limits apply.
New York State law requires municipalities to permit at least one ADU on single-family lots. ADU minimums in NY: 200 sq ft. Maximum: typically cannot exceed square footage of the primary structure.
Common Delays
Perc test scheduling: County health departments conduct site evaluations on scheduled days only, typically 2 to 4 weeks minimum advance notice. The evaluation window is limited — the ground cannot be frozen or saturated. Missing a spring slot can push your groundbreaking by a full season. Call the county health department as soon as you have a parcel under contract.
Incomplete plot plans: The most common reason for building permit rejections. Make sure your plot plan includes setback dimensions to all property lines, well and septic locations, driveway, wetlands boundaries, and topographic contours if the site has significant slope.
NYC Watershed overlay: Parts of Ulster and Greene Counties require NYC DEP Bureau of Water Supply approval for septic in addition to county health. Affected towns include Shandaken, Olive, Denning, and Hardenburgh (Ulster) and Halcott, Lexington, Hunter, Jewett, and Windham (Greene). Add 4 to 8 weeks to your septic approval timeline.
Wetlands review: Within 100 feet of a wetland may require NYS DEC or Army Corps approval.
Flood zones: Properties in a FEMA flood zone require elevation certificates.
Septic and Wastewater Requirements
Septic and well approval from the county health department is required before a building permit is issued. Under NYS Appendix 75-A, the health department requires a minimum of one percolation test and one deep soil test (to 6 feet) in both the primary septic area and a designated reserve area. Tests must be witnessed by the health department. The septic system design must be prepared and stamped by a NYS licensed engineer. Schedule the site evaluation early — it is the longest lead item and is only possible when the ground is not frozen. Budget 6 to 10 weeks from initial contact to approved septic design. Perc test results are valid for 5 years.
What Triggers a Permit
A building permit is required for any new structure, addition, or alteration in New York State. This includes new homes, cabins, ADUs, garages, decks over 30 inches off grade, and any electrical, plumbing, or mechanical work.
For small cabins on posts or piers without permanent foundation, no pressurized plumbing, and a sanitary pit privy: some towns treat these as accessory structures with lighter review. Do not assume this applies to your town. Confirm with your town's code enforcement officer before designing to that spec.
STATE
NY
COUNTIES
Ulster, Greene, Sullivan
REGION
Hudson Valley / Catskills
STATE
NY
TIMELINE
4
to
8
months
PERMIT COST
$500 – $5,000+
Town Building Department (varies by town)
dos.ny.gov
This is the core region for most Offsite projects. All three counties operate under the 2025 NYS Uniform Code. The Uniform Code is a floor, not a ceiling — each town within the county enforces its own zoning and may add requirements on top of the state baseline. Permit authority lives at the town level, not the county level. Your first call is to the building department of the specific town where your parcel sits.
Building in the Hudson Valley & Catskills
What to expect from permits in Ulster, Greene, and Sullivan Counties, NY