Do You Need a Permit for a Shed? Rules by City

Last updated: 11 Oct 2026

Whether you need a permit for a backyard shed depends almost entirely on three things: how big it is, where you put it, and what you put inside it. Most US cities exempt small, simple sheds from a building permit, but the size cut-off varies a lot from city to city, and even an exempt shed still has to follow zoning rules. This guide explains how the rules work, and the table below shows each city's limit where we've checked it against the city's own published code.

The short answer

In most places, a one-story detached shed with no electricity or plumbing doesn't need a building permit if its floor area is under the local limit. That limit is usually 100, 120 or 200 square feet. Some cities set it higher: San Antonio's exemption goes up to 300 square feet. Above the limit you need a building permit, and in some cities you also need a zoning permit.

"No building permit" doesn't mean "no rules". Setbacks from property lines, height limits, lot coverage, easements, flood zones, historic districts and HOA covenants all still apply.

Where the limits come from: IRC R105.2

Most US cities base their residential building rules on the International Residential Code (IRC), published by the International Code Council. Section R105.2, "Work exempt from permit," lists work that doesn't need a permit. In the model code, the first building item is: "Other than storm shelters, one-story detached accessory structures, provided that the floor area does not exceed 200 square feet (18.58 m²)."

The same section also exempts "fences not over 7 feet (2134 mm) high" and decks that are not more than 200 square feet, not more than 30 inches above grade at any point, not attached to the house, and do not serve the required exit door.

The model code is only a starting point. Each city adopts the IRC with its own amendments, and many cut the shed limit down. Houston, for example, amends R105.2 to 120 square feet. San Francisco's exemption is 100 square feet. Phoenix and Austin keep 200 square feet. That's why a rule you read for one city may be wrong for the next city over.

Source: International Code Council, International Residential Code, Section R105.2 (codes.iccsafe.org).

Shed permit rules by city

7 of 59 cities verified against official sources so far.

We only show numbers that we've checked against an official city source, and we link to that source. Cities marked "Not yet verified" are still being researched, so open the city page and confirm with the local building department before you build.

What usually makes a shed need a permit

Even under the size limit, these things commonly trigger a permit or another review:

• Electricity, plumbing or gas. Running power or water to a shed almost always needs a trade permit (electrical, plumbing or mechanical), even when the structure itself is exempt. Austin's exemption, for example, applies only if the shed contains no plumbing.
• More than one story or a loft. Exemptions are written for one-story structures.
• Flood hazard areas. Austin's exemptions don't apply in a flood hazard area, and many other cities treat flood zones the same way.
• Living or working space. If anyone will sleep, live or regularly work in it, it isn't a shed under the code. It may be treated as an accessory dwelling unit or habitable space, with very different rules.
• Historic or special districts. Historic districts and conservation overlays can control the design and materials of even small structures.
• Attached structures. A shed attached to the house is generally treated as an addition, not a detached accessory structure.

Zoning still applies

Building codes and zoning codes are separate. A shed that doesn't need a building permit still has to meet the zoning rules for where it sits on the lot. Philadelphia is a good example. The city doesn't require a zoning permit for a shed of 120 square feet or less in the rear yard. A shed in a front or side yard needs a zoning permit, sheds up to 130 square feet are allowed with a zoning permit, and the zoning limit is 15 feet tall. Its building permit rules are separate again.

Common zoning limits to check:

• Setbacks: minimum distance from rear and side property lines, and often a ban on sheds in the front yard.
• Height: often 10 to 15 feet for accessory structures.
• Lot coverage: the total share of the lot that buildings may cover.
• Easements: utility easements usually can't be built on.

HOA and deed restrictions

If your home is in a homeowners association or has deed restrictions, those rules apply on top of city rules and can be stricter. Some limit shed size, materials, color or placement. The city won't enforce your HOA's rules for you, and an HOA approval doesn't replace a city permit. Check both.

How to check your city in 10 minutes

1. Measure the floor area you plan to build (length × width, using outside dimensions).
2. Find your city's "work exempt from permit" list. It's usually on the building or development services department website, or in the local amendments to the IRC.
3. Check the zoning rules for accessory structures: setbacks, height and where on the lot it can go.
4. Check whether your lot is in a flood zone or historic district.
5. If anything is unclear, call or email the city's permit center before you buy materials. Ask them to confirm in writing if you can.

What happens if you build without a required permit

Cities can issue stop-work orders, fines and orders to get an after-the-fact permit, or to remove the structure. Unpermitted structures can also cause problems when you sell the house, refinance or make an insurance claim. Getting a permit for a larger shed is usually quick and inexpensive compared with those risks.

Bottom line

A small, one-story shed with no utilities is permit-free in many US cities, but "small" means different things in different places: 100 square feet in San Francisco, 120 in Houston and San Diego, 200 in Austin and Phoenix, and 300 in San Antonio. Check your city's exact limit in the table above, follow the zoning setbacks, and confirm with your local building department before you build.

This guide is general information, not legal advice. Rules change. Always confirm with your local building department.