Shed permits

What the model code says

The International Residential Code (IRC) defines an accessory structure as “a structure that is accessory to and incidental to that of the dwelling(s) or townhouse(s) and that is located on the same lot” (R202). Sheds, detached workshops, playhouses, and small detached garages all fall in this category.

The first item on the IRC’s list of building work exempt from permit (R105.2) is:

Other than storm shelters, one-story detached accessory structures, provided that the floor area does not exceed 200 square feet (18.58 m2).

Read it as four tests:

• One story. A shed with a loft that is a second floor fails. Ask locally how lofts are treated.
• Detached. Not attached to the house. A lean-to built against the house wall is an addition, not an exempt shed.
• 200 square feet or less of floor area. Measured from the floor area, not the roof overhang. Many jurisdictions set a lower number.
• Not a storm shelter. Storm shelters always need review.

The exemption covers only the building permit. R105.2 states that exemption does not authorize “any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction.” An exempt shed must still meet zoning rules and must not be built in a way the code prohibits.

What still needs a permit

• Electrical. New circuits, feeders, outlets, and lighting are electrical work with their own permit. The IRC exempts only narrow items such as “minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.”
• Plumbing. A sink or hose bib connection to the water supply is plumbing work.
• Gas or mechanical. A permanently installed heater or mini-split.
• Larger accessory buildings. Workshops and garages above the threshold need a building permit with foundation, framing, and roof review. For roofs, the IRC’s ice barrier requirement does not apply to “detached accessory structures not containing conditioned floor area” (R905.1.2), but other roofing rules still do.

Zoning, HOA rules, and setbacks

Zoning rules almost always apply to sheds, even exempt ones:

• Location on the lot. Many ordinances require accessory structures to be in the side or rear yard, not in front of the house.
• Setbacks. Minimum distances from side and rear property lines, and sometimes from the house. Some codes allow smaller setbacks for small sheds.
• Height. Accessory structures often have a lower maximum height than the house.
• Lot coverage. The shed may count toward a maximum percentage of the lot covered by buildings.
• Number of structures. Some districts limit how many accessory buildings a lot can have.
• Easements and floodplains. Utility easements often bar structures. In a mapped flood zone, even a small shed may need a floodplain development permit and specific anchoring or venting.
• HOA covenants. These often govern size, color, materials, and placement, and may require approval before delivery.

Permits and inspections you can expect

For a shed that needs a building permit, expect:

1. Plan review of a site plan and simple construction drawings, or the manufacturer’s drawings for a kit.
2. Foundation or footing inspection for slabs and footings, before concrete is poured.
3. Framing inspection for site-built structures, before walls are covered.
4. Electrical rough-in and final, if wired.
5. Final inspection.

For an exempt shed, there may be no inspection at all, but a zoning review or placement permit can still apply.

What to prepare

• Site plan showing the shed footprint, dimensions, and distances to property lines, the house, and other buildings.
• Size and height, including floor area and height to the peak.
• Foundation type: skids, blocks, piers, or slab.
• Construction details or manufacturer drawings for kits and prebuilt units.
• Electrical plan if adding power: circuit size, wiring method, and route.
• Floodplain information if your lot is in a mapped flood zone.
• HOA approval if required.

How permit fees are calculated

Fees vary by jurisdiction. Common methods are:

• Valuation-based fees. The applicant states the value of the work, and the fee is taken from a table. Many jurisdictions benchmark values against the International Code Council’s Building Valuation Data, which ICC describes as a resource “jurisdictions across the U.S. use as a benchmark to determine building permit fees.”
• Per-square-foot fees for accessory buildings.
• Flat fees for small accessory structures or zoning placement permits.

Electrical permits for shed wiring are usually separate and are often charged per circuit or as a flat fee. Check your county’s fee schedule through its profile in our directory.

Common mistakes

• Buying a kit before checking the size limit. Local limits are often below 200 square feet.
• Measuring the roof instead of the floor, or adding a loft that turns it into a two-story structure.
• Setting the shed too close to the property line or in a utility easement.
• Running an extension cord or buried cable without an electrical permit. Unpermitted wiring is a common inspection finding at home sale.
• Using the shed as a bedroom or rental. Habitable space is regulated very differently from storage.
• Ignoring floodplain rules. These can apply to small structures that the building code itself exempts.