Franklin, TN Accessory Structures: Shed Rules (2026)

Franklin Zoning Ordinance Chapter 5 distinguishes Minor Accessory Structures (§ 5.2.4) from regular Accessory Structures (§ 5.2.3). A Minor Accessory Structure is defined as a building with a footprint of 200 square feet or less and includes storage sheds, potting sheds, workshops, and greenhouses. Minor structures must comply with the maximum number, setback, and height requirements in the applicable zoning district, must be located on the same lot as the principal use, and may not be located within platted or recorded easements or over underground utilities. The structure cannot be constructed prior to the principal building (except for community gardens and agricultural uses). The Tennessee Residential Code (2018 IRC as adopted under T.C.A. § 68-120-101) and Franklin's Title 12 building code adoption exempt one-story detached residential accessory structures with a footprint of 200 sq ft or less from a building permit, provided no electrical, plumbing, or mechanical service is added. Sheds 200 sq ft and larger require a building permit through Franklin Building & Neighborhood Services and are regulated under § 5.2.3 with the same setback and height requirements (height capped at the principal building height per the dimensional standards in each zoning district). All sheds must sit behind the front facade of the principal building per § 5.2 general accessory standards. Setback distances are zone-specific: R1 requires 25 ft side / 50 ft rear, R2 10 ft side / 40 ft rear, R3 10 ft side / 30 ft rear, R4 7 ft side / 20 ft rear; sheds in many zones may sit closer to side/rear lines under the accessory structure exception when properly sized and located, but always check the specific district table. Sheds may not be used as habitable space and may not be living quarters.