Syracuse's Accessory Structures: The Rules That Matter

Every city handles accessory structures a little differently. In Syracuse, New York, there are 8 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

Syracuse Zoning Ordinance Part B governs carports as accessory buildings in residential districts. Detached garages, carports, and similar accessory buildings may not exceed 25 feet in height, must sit at least 4 feet from any side or rear property line, and may not be placed within the required front yard setback for the principal building.

Key details: Source: Zoning Ord. Part B. Side/Rear Setback: 4 feet. Front Yard: Behind principal bldg. Max Height: 25 feet. Building Code: NYS Uniform Code (19 NYCRR).

Building a carport in a Syracuse residential district without a building permit, or in violation of the four-foot side/rear setback, the 25-foot height cap, or the front-yard prohibition, violates the Zoning Ordinance and is enforced by the Division of Code Enforcement and Zoning Administration. Stop-work orders, after-the-fact permit requirements, civil penalties, and required removal can be assessed; appeals run to the Syracuse Zoning Board of Appeals under Chapter 26 of the Revised General Ordinances.

ADU Impact Fees

Syracuse does not levy a separate residential impact fee for ADUs. Applicants pay standard building permit fees collected by the Division of Code Enforcement and any applicable Onondaga County Water Environment Protection sewer connection charges if new utility connections are required.

Key details: ADU-Specific Impact Fee: None. Permit Cost Range: ~$500-$3,000. Fee Authority: Chapter 27 (Property Conservation Code). Sewer Connection: Onondaga County WEP fees may apply. State Funding: NY HCR Plus One ADU (up to $125,000).

Failure to pay permit fees blocks issuance of the building permit and certificate of occupancy. Constructing an ADU without paying required fees is treated as building without a permit under Chapter 27 and the Zoning Ordinance, subject to stop-work orders, daily fines, and possible removal at owner expense.

If you are coming from a city with tighter rules, you will find Syracuse gives residents more flexibility on adu impact fees.

ADU Permits

Syracuse permits accessory dwelling units (ADUs) by right in residential zones R1, R2, R3, and R4 under ReZone Syracuse (the City of Syracuse Zoning Ordinance, effective July 1, 2023, amended July 2024). One ADU is allowed per single-family property; a building permit, zoning compliance review, and conformance with the NY State Uniform Code (19 NYCRR Parts 1219-1228) are required.

Key details: Zoning Authority: ReZone Syracuse (eff. July 1, 2023; amended July 2024). Residential Districts: R1, R2, R3, R4 (by right). Limit: 1 ADU per single-family property. Detached ADU Placement: Side or rear yard; 1-bedroom max. State Code: 19 NYCRR Parts 1219-1228 (Uniform Code).

Building an ADU without zoning compliance or a building permit triggers a stop-work order and notice of violation from the Division of Code Enforcement. Penalties under Chapter 27 (Property Conservation Code) and the Zoning Ordinance can include daily fines, mandatory removal or legalization, and an order to vacate. Unpermitted occupancy may additionally draw a NY State Uniform Code citation.

ADU Rental Restrictions

Syracuse allows long-term rental of a permitted ADU subject to the Rental Registry Certificate under Chapter 27, Article 9 ($150 registration, inspection every 3 years). Owner-occupancy of one unit is required by ReZone Syracuse; short-term rentals (under 30 days) of an ADU also fall under rental-registry inspection and NY State sales/occupancy tax collection.

Key details: Rental Registry Required: Yes (Ch. 27, Art. 9). Registration Fee: ~$150. Inspection Cycle: Every 3 years (or after sale). Civil Penalty: $100/day for unregistered rental. STR Tax: NY State 4% + Onondaga County 4% + 7% room tax.

Operating an unregistered rental ADU is a Chapter 27 Article 9 violation with civil penalties of $100 per day and possible criminal charges. Renting both the principal dwelling and the ADU under the by-right ADU allowance violates ReZone Syracuse's owner-occupancy rule, exposing the property to a stop-rental order and revocation of the Rental Registry Certificate. Failure to provide a lead-safe certification for pre-1978 ADU rentals violates the Syracuse Lead Paint Ordinance.

ADU Owner Occupancy

ReZone Syracuse requires the property owner to occupy either the principal dwelling or the ADU at all times for properties using the by-right ADU allowance in R1-R4 residential districts. A non-occupant landlord cannot operate both units as separate rentals without converting the property to a permitted two-family use under the underlying zoning.

Key details: Owner-Occupancy Required: Yes (one unit must be owner-occupied). Authority: ReZone Syracuse Zoning Ordinance. Statewide ADU Mandate: None enacted (A4854 did not pass). Variance Process: Zoning Board of Appeals (Chapter 26). Enforcement: Division of Code Enforcement.

Renting both the primary dwelling and the ADU to unrelated tenants in an R1 district without converting the property to a permitted two-family use is a zoning violation. Enforcement under Chapter 27 and the Zoning Ordinance can result in revocation of the certificate of zoning compliance, daily fines, an order to vacate the ADU, and possible loss of the Rental Registry Certificate.

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

Garage Conversions

Syracuse requires building permits for garage conversions. The converted space must meet building code requirements for habitable rooms.

Key details: Permit: Required. Parking: Must maintain minimum. Building Code: NYS Residential Code. Egress: Windows required.

Unpermitted conversions face code violations. May be required to restore or obtain proper permits.

ADU Rules

Syracuse allows accessory dwelling units under the ReZone zoning ordinance. ADUs are permitted in residential districts with size and design standards.

Key details: Zoning: ReZone allows ADUs. Permit: Building permit required. Setbacks: Must comply. Review: Zoning Administration.

Unpermitted ADUs face code violations. Required to obtain permits or remove non-compliant structures.

Shed Rules

Syracuse allows sheds and accessory buildings subject to zoning setback and size requirements. Small sheds may not require building permits.

Key details: Small Shed: May be exempt under ~120 sq ft. Location: Rear/side yard. Setbacks: Must comply. Use: Storage only.

Code enforcement citations for setback or size violations. Unpermitted structures may be ordered removed.

The Bottom Line

Syracuse's accessory structures rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Syracuse is broadly strict or permissive.

Keep in mind that Syracuse can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.