Rockland County, NY Building Safety: Building Permits (2026)
Key Facts
- Enforcing office
- County Office of Buildings and Codes
- Jurisdiction
- Village of Spring Valley only
- Application review
- 10 business days to accept/reject
- Permit expiration
- 24 months from issuance
- Civil penalty
- Up to $2,000 per day
- Arrangement sunsets
- December 31, 2026 or sooner
Summary
Rockland County does not issue building permits countywide. Under Code Chapter 23, the county's Office of Buildings and Codes issues them only inside the Village of Spring Valley, where the state stepped in after the village failed to enforce its own codes. Section 23-5 requires a permit for most construction, alteration or demolition work, with a 10-business-day review clock.
Building permits required. Except as otherwise provided in Subsection B of this section, a building permit is required for any work which must conform to the Uniform Codes, including, but not limited to, the construction, enlargement, alteration, improvement, removal, relocation or demolition of any building or structure or any portion thereof, and the installation of a solid-fuel-burning heating appliance, chimney, or flue in any dwelling unit. No person may commence any work for which a building permit is required without first having obtained a building permit. Such permit will not be unreasonably withheld and must be timely issued as follows: ... Upon receipt of a proposed application, the Director has 10 business days to accept or reject the proposed application. ... Failure of the Director to comply with the deadlines of this section shall result in the refund of 35% of the original application fee to the applicant.
Full Breakdown
The State of New York directed Rockland County to take over building and fire-code enforcement in the Village of Spring Valley after the village failed to enforce those laws, including in a fire that killed a Spring Valley firefighter (§ 23-1A). The County's Office of Buildings and Codes, headed by a Director appointed by the County Executive and confirmed by the County Legislature (§ 23-4), administers the Uniform Code and Energy Code only within Spring Valley and on county-owned property there (§ 23-4E, § 23-2C).
Section 23-5A requires a permit for construction, enlargement, alteration, improvement, removal, relocation or demolition of any building or structure, and for installing a solid-fuel heating appliance, chimney or flue. The Director has 10 business days to accept or reject an application, must explain any rejection in writing within two business days, and must decide complete applications within 20 business days or send a written delay letter (§ 23-5A). Section 23-5B exempts small items such as one-story sheds under 144 square feet serving one- or two-family homes, temporary movie/theater sets, window awnings, and cosmetic work like painting or wallpapering.
Permits become invalid if work is not started within 12 months and expire 24 months after issuance (§ 23-5I); fees are set under § 23-18. The Director can revoke or suspend a permit issued on inaccurate or bad-faith information (§ 23-5J). This entire arrangement is temporary: § 23-22B ends it no later than December 31, 2026, or sooner if the Secretary of State restores enforcement authority to the village.
Violations & Fines
Working without a required permit, or under a suspended or revoked one, lets the Director issue a stop-work order under § 23-7 regardless of whether a permit was ever sought. Violations of the Uniform Code, Energy Code or Chapter 23 carry a civil penalty of up to $2,000 for each day the violation continues, recoverable in a county lawsuit under § 23-17D, plus possible appearance tickets and criminal prosecution under Executive Law § 382 for disregarding a Director's order (§ 23-17C).
Frequently Asked Questions
Does Rockland County issue building permits?
What work needs a permit in Spring Valley?
How long does the county have to decide on a permit application?
How long is a Rockland County building permit valid?
Sources & Official References
Other rules in Rockland County
New York rules heatmap·Compare Rockland County to another location·View the New York building safety overview
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