Franklin's Accessory Structures: The Rules That Matter

Every city handles accessory structures a little differently. In Franklin, Tennessee, there are 5 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Carport Rules

Carports in Franklin are accessory structures under Franklin Zoning Ordinance § 5.2.3 (or § 5.2.4 Minor Accessory Structure if ≤200 sq ft). Carports must sit behind the front facade of the principal building, meet the underlying zoning district's setback and height standards, and (when 200 sq ft or larger) require a building permit from Building & Neighborhood Services with engineered wind-uplift anchorage.

Key details: Permit Threshold: 200 sq ft (Franklin Zoning Ord. § 5.2.3 vs § 5.2.4). Location: Behind front facade of principal building. Front-Yard Carport (detached): Prohibited. R1 Front Setback (attached): 60 ft. R2/R3 Front Setback (attached): 20 ft.

Building without a required permit triggers a Building Department stop-work order and double permit fees. Yard/dimensional violations enforced under Title 14 Ch. 22 by Building & Neighborhood Services with civil penalties under T.C.A. § 13-7-208 — each day a separate offense.

The rules around carport rules in Franklin lean permissive, but that does not mean anything goes.

ADU Rules

Franklin permits Accessory Dwellings under Zoning Ordinance § 5.2.7 with a 50 percent of principal-building footprint cap, owner-occupancy requirement, parking compliance, and a maximum of one accessory dwelling per lot. Allowed by right in most single-family residential districts (R1, R2, R3, R4, R6, MR, ER) as an accessory use. Tennessee does not preempt local ADU rules.

Key details: Code Section: Franklin Zoning Ordinance § 5.2.7 (Accessory Dwelling). Maximum Per Lot: 1 accessory dwelling. Maximum Footprint: 50% of principal building footprint. Owner Occupancy: Required (owner lives in principal OR accessory dwelling). Configuration: Detached stand-alone OR part of detached garage.

Zoning violations under Title 14 Ch. 22 (Building without conformity, exceeding 50% footprint cap, exceeding 1-per-lot limit) enforced by Building & Neighborhood Services with civil penalties under T.C.A. § 13-7-208. Building without permits triggers a stop-work order and double permit fees through the Building Department.

Shed Rules

Franklin Zoning Ordinance § 5.2.4 classifies storage sheds with a footprint of 200 square feet or less as 'Minor Accessory Structures' — permitted in all residential districts. Sheds 200 sq ft or larger are regulated as standard Accessory Structures under § 5.2.3 and must meet the setback and height rules of the underlying zoning district. The Tennessee Residential Code exempts one-story detached accessory structures under 200 sq ft from a building permit.

Key details: Minor Accessory Structure Threshold: ≤200 sq ft footprint (Franklin Zoning Ord. § 5.2.4). Permit Exemption: 1-story, ≤200 sq ft, no electrical/plumbing. Building Code: Tennessee Residential Code (2018 IRC + state amendments). R1 Side / Rear (principal): 25 / 50 ft. R2 Side / Rear (principal): 10 / 40 ft.

Building without a required permit triggers a Building Department stop-work order and double permit fees. Yard/dimensional violations under Title 14 Ch. 22 enforced by Building & Neighborhood Services with civil penalty action under T.C.A. § 13-7-208 — each day a separate offense.

The rules around shed rules in Franklin lean permissive, but that does not mean anything goes.

Garage Conversions

Converting a garage into habitable space in Franklin requires a building permit and electrical permit from Building & Neighborhood Services because it is a change of occupancy under the Tennessee Residential Code. If the conversion creates a second dwelling unit, it must comply with the Accessory Dwelling standards in Franklin Zoning Ordinance § 5.2.7 — 50% footprint cap, owner-occupancy of the property, parking compliance, one ADU per lot.

Key details: Building Permit: Required (change of occupancy). Electrical Permit: Required for added wiring. Building Code: Tennessee Residential Code (2018 IRC + amendments). Accessory Dwelling Trigger: Cooking facilities + separate entrance. Max ADU Footprint: 50% of principal building (Franklin Zoning Ord. § 5.2.7).

Building without permits triggers a Building & Neighborhood Services stop-work order and double permit fees. Zoning violations (creating a 2nd dwelling unit that exceeds 50% footprint or violates owner-occupancy) enforced under Title 14 Ch. 22 with civil penalties under T.C.A. § 13-7-208.

Tiny Homes

A tiny home on a permanent foundation in Franklin is treated as either a single-family dwelling or an Accessory Dwelling under the Franklin Zoning Ordinance and must meet the Tennessee Residential Code as administered by Building & Neighborhood Services. Tiny homes on wheels (THOWs, park-model RVs, travel trailers) are not permitted as residences in residential districts because accessory structures and dwellings must comply with the residential building code.

Key details: Building Code: Tennessee Residential Code (2018 IRC + amendments). Tiny Home as Principal Dwelling: Permitted on permanent foundation if zone standards met. Tiny Home as Accessory Dwelling: Permitted under Franklin Zoning Ord. § 5.2.7 (50% footprint cap, owner occupancy). Tiny Home on Wheels (THOW): Not permitted as residence in residential districts. Min R1 Lot Area: 30,000 sq ft.

Living in a THOW or RV in a residential zone is a zoning violation under Title 14 Ch. 22 enforced by Building & Neighborhood Services with civil penalties under T.C.A. § 13-7-208 — each day a separate offense — plus an order to vacate. Site-built tiny homes built without permits trigger a Building Department stop-work order and double permit fees.

The Bottom Line

Compared to many U.S. cities, Franklin gives residents more room on accessory structures. 2 of the 5 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

All of the above reflects Franklin's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.