How New Orleans Handles Accessory Structures: A Practical Guide

New Orleans maintains 197 local ordinances across all categories, and 9 of those deal specifically with accessory structures. Here is a breakdown of what the city actually requires, what is prohibited, and where New Orleans falls on the strict-to-permissive spectrum compared to other cities.

Shed Rules

Sheds in New Orleans up to 200 square feet and one story generally do not require a building permit but must still meet zoning setbacks and historic district review where applicable. Larger sheds or those with electrical or plumbing connections need permits from the Department of Safety and Permits.

Key details: : Sheds 200 square feet or less and one story typically permit-exempt. : Rear yard required, 3 foot minimum side and rear setback. : 15 foot maximum height in most residential districts. : Permit required for any electrical, plumbing, or mechanical service. : HDLC or Vieux Carre review required for visible sheds in historic districts.

Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact [New Orleans code enforcement](https://czo.nola.gov/article-21/) directly for current fines, enforcement procedures, and hearing options.

If you are coming from a city with tighter rules, you will find New Orleans gives residents more flexibility on shed rules.

Garage Conversions

Converting a garage into living space in New Orleans requires building, electrical, plumbing, and mechanical permits and must meet ADU standards if the new space is a separate dwelling unit. Historic district approval and FEMA flood elevation rules often apply, particularly for the city's many traditional carriage houses.

Key details: : Building, electrical, plumbing, and mechanical permits all required. : ADU standards apply if conversion creates a second dwelling unit. : 7 foot minimum ceiling, egress windows, smoke and CO alarms required. : FEMA flood zones may require finished floor at or above base flood elevation. : Removed off-street parking generally must be replaced unless waived.

Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact [New Orleans code enforcement](https://czo.nola.gov/) directly for current fines, enforcement procedures, and hearing options.

This is one of the stricter rules in New Orleans's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Tiny Homes

New Orleans does not have a dedicated tiny home ordinance, so small dwellings on permanent foundations are regulated as either single-family homes or accessory dwelling units under the CZO. Tiny homes on wheels are treated as recreational vehicles and may not be used as permanent residences in residential zones.

Key details: : No dedicated tiny home ordinance, regulated under existing CZO categories. : Permanent foundation tiny homes follow single-family or ADU standards. : IRC Appendix Q allows reduced ceiling heights for homes 400 square feet or less. : Tiny homes on wheels treated as RVs, not permanent residences. : FEMA flood elevation and 130 to 150 mph wind standards apply.

This is not one of those rules that cities tend to ignore. New Orleans actively enforces its tiny homes requirements.

Carport Rules

Carports in New Orleans are accessory structures regulated by the Comprehensive Zoning Ordinance and require building permits when attached to the dwelling or exceeding 200 square feet. Setback, height, and lot coverage rules apply, and historic district commissions strictly limit visible front-yard carports.

Key details: : Detached carports limited to rear yard with 3 foot side and rear setbacks. : 15 foot maximum height for single-story carports. : Permit required for attached carports or structures over 200 square feet. : ASCE 7 wind loads of 130 to 150 mph apply in Orleans Parish. : Front-yard carports generally prohibited in HDLC and Vieux Carre districts.

ADU Rules

New Orleans permits accessory dwelling units, called auxiliary or accessory dwelling units, under the 2015 Comprehensive Zoning Ordinance. ADUs are allowed in most single- and two-family districts subject to size, height, and design standards, and historic district commissions add architectural review.

Key details: : CZO Article 21 allows ADUs in most residential districts. : Detached ADU size typically capped at 700 to 1,000 square feet. : Owner-occupancy of principal or accessory unit often required. : Short-term rental of ADUs requires a valid STR permit and is heavily restricted. : HDLC or Vieux Carre Certificate of Appropriateness required in historic districts.

ADU Rental Restrictions

Long-term rentals (30+ days) of New Orleans ADUs are permitted by right in most residential districts under CZO Article 21. Short-term rentals (under 30 days) are tightly restricted under CZO Article 20 (the 2023 amended STR ordinance, Ordinance 33,706). Residential STRs in HU and S districts require owner-occupancy with homestead exemption, are limited to one per property, and one per square in most of the city. ADUs cannot be standalone STRs in single-family districts.

Key details: Long-Term (30+ days): Permitted (no owner-occupancy). STR Code: CZO Article 20 (Ord. 33,706). Residential STR: Owner-occupancy + homestead exemption. Square Limit: 1 STR per square (most HU/S). Combined Lodging Tax: ~13–16%.

Operating an unpermitted STR carries fines up to $1,000 per day under CZO Article 20 and Code Section 6-22. The Department of Safety and Permits maintains an STR Enforcement team. Repeat violations result in revoked principal-dwelling Certificate of Occupancy in extreme cases. State lodging tax violations are prosecuted by Louisiana Department of Revenue.

This is not one of those rules that cities tend to ignore. New Orleans actively enforces its adu rental restrictions requirements.

ADU Impact Fees

New Orleans does not charge separate development impact fees for ADUs but applies standard Sewerage and Water Board (SWB) water/sewer connection fees and Entergy New Orleans electric service charges. Building permit fees through the Department of Safety and Permits are based on construction valuation. Louisiana has no statewide ADU fee waiver. Flood zone construction adds elevation certificate and floodplain development fees.

Key details: City Impact Fee: None (no impact fee system). SWB Water Connection: ~$1,500–$3,500 new tap. SWB Sewer Connection: ~$1,000–$2,500. Historic District COA: $100–$500 (VCC/HDLC). Floodplain Permit: $300–$800 required.

Failure to pay SWB connection fees or city permit fees results in permit denial or revocation. Operating an ADU on an unauthorized SWB connection is a service-rule violation. Building code violations carry fines up to $500 per day under City Code Section 6-22.

ADU Permits

New Orleans regulates accessory dwelling units — including the city's traditional 'carriage houses' — under the Comprehensive Zoning Ordinance (CZO) Article 21 (Use Standards). ADUs are permitted as accessory uses in most residential districts (HU-RD2, HU-RM1, HU-MU, S-RS, S-RD, S-RM) subject to a Conditional Use Permit (CUP) or by-right in some historic preservation overlays. Vieux Carré Commission or Historic District Landmarks Commission (HDLC) review applies to most ADU construction.

Key details: Code Section: CZO Article 21 (Use Standards). Permit Authority: Dept. of Safety and Permits. Historic Districts: VCC (French Quarter) / HDLC (others). Flood Elevation: BFE + 1 ft freeboard required. Carriage Houses: Often legal non-conforming.

Building an ADU without permits is a violation of CZO Article 27 with fines up to $500 per day under the Code of the City of New Orleans Section 6-22. Unpermitted historic district alterations face additional VCC or HDLC enforcement including stop-work orders and removal/restoration orders. Flood elevation violations can void NFIP insurance coverage.

ADU Owner Occupancy

The New Orleans Comprehensive Zoning Ordinance (CZO) Article 21 does not impose a strict owner-occupancy requirement for accessory dwelling units in most residential districts. Property owners may rent both the principal dwelling and the ADU long-term. Owner occupancy is, however, central to the Short-Term Rental (STR) framework under CZO Article 20 — STR permits in residential districts require owner occupancy.

Key details: CZO ADU Standard: No owner-occupancy required. STR Use: Residential STR requires owner-occupancy. Long-Term Both Units: Permitted in HU/S residential districts. Historic Districts: VCC/HDLC may add conditions.

Operating an ADU contrary to a CUP condition that requires owner-occupancy is a code violation with fines up to $500 per day under City Code Section 6-22. STR ordinance violations carry separate penalties up to $1,000 per day under CZO Article 20 enforcement. HOA enforcement is civil.

If you are coming from a city with tighter rules, you will find New Orleans gives residents more flexibility on adu owner occupancy.

The Bottom Line

New Orleans is tougher than many cities when it comes to accessory structures. Out of the 9 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in New Orleans, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on New Orleans's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.