Buffalo

1. Green Code (UDO) eligibility & owner-occupancy verification (~5d)
   Confirm parcel zoning under Buffalo's Unified Development Ordinance (the 'Green Code'), Chapter 511. ADUs ('accessory dwelling units' under UDO 6.2) are permitted as an accessory use in N-1D, N-2R, N-3R, N-3E neighborhood zones; UDO 3.2 building-type rules govern detached carriage houses. Buffalo requires the primary residence to be owner-occupied as a precondition to ADU permit issuance.
2. Pre-application / zoning consultation - Office of Strategic Planning (~10d)
   Optional consultation with Buffalo Office of Strategic Planning (Roosevelt Plaza, 65 Niagara Square, Room 901) to confirm form-based district standards (build-to lines, frontage, transparency). Niagara River SFHA AE parcels and Olmsted park-adjacent properties trigger additional review.
3. Submit Building Permit Application to Permit & Inspection Services (~1d)
   Apply through Buffalo Department of Permit & Inspection Services (DPIS), 65 Niagara Square Room 301, or via the eTRAKiT online portal. Required: building permit application, zoning compliance form, signed/stamped plans, site plan with form-district compliance, NYS ECCC energy compliance, contractor's worker's comp & liability certificates, owner-occupancy affidavit.
4. Plan review - Permits & Inspections, Fire Prevention, Strategic Planning (~35d)
   DPIS coordinates concurrent review across building (NYS Uniform Code 2020 + 2024 amendments), Fire Prevention (Buffalo Fire Department - egress, alarms; NY removes residential sprinkler mandate), and Strategic Planning (UDO compliance). Preservation Board review required if parcel is in a Buffalo Local Historic District (Allentown, Linwood, Hamlin Park, Cobblestone, Theater District).
5. Permit issuance & fee payment (~7d)
   Building permit fee under Buffalo Code Chapter 103 schedule: ~$25 per $1,000 of construction value with $75 minimum. Plumbing permit, electrical permit (third-party NYS-licensed inspector - Buffalo accepts Commonwealth Electrical Inspection Service, Middle Department, NEIA), and certificate of occupancy fee paid at issuance.
6. Construction inspections
   Required inspections by DPIS: footing/foundation, underslab plumbing, framing, rough plumbing/electrical/mechanical, insulation, NYS ECCC blower-door test, final building, third-party final electrical, final plumbing, final fire. Schedule via 311 or eTRAKiT.
7. Certificate of Occupancy (~7d)
   DPIS issues CO after final inspections clear and electrical-inspector affidavit is filed. Owner-occupancy affidavit refreshes annually for ADUs to remain in compliance per Buffalo's UDO accessory-use framework.

• Long-term rental: yes Long-term rental of ADU explicitly permitted; New York owner-occupancy preemption (where applicable) makes ADU eligible for full landlord-tenant treatment.
• Short-term rental: with-restrictions STR rules vary by city. Buffalo regulates STRs separately from ADU permitting; check local STR ordinance and HOA covenants.
• Office rental: with-restrictions Detached office rental requires home occupation permit or rezoning.
• Home office: yes Home occupation permitted with restrictions on signage and customer traffic.
• Studio / workshop: yes Personal artist studio is a permitted accessory use.
• Agriculture: with-restrictions Limited urban agriculture permitted in residential zones; livestock varies by district.
• Relative support: yes Family-occupancy ADU explicitly permitted in single-family zones.

Staff: Office of Strategic Planning - Zoning (UDO / Green Code zoning interpretation), Buffalo Fire Prevention Bureau (Fire & life-safety review), Buffalo Preservation Board (Historic-district ADU review)

• Water: Buffalo Water Utility · 21d connect · $4,500
• Sewer: Buffalo Sewer / Wastewater · 21d connect · $5,500
• Electric: Buffalo Electric Utility · 14d connect · $1,800
• Gas: Buffalo Gas Utility · 21d connect · $1,500

Realistic total: best 7mo · typical 11mo · worst 17mo

State ADU loans:

• Plus One ADU Program (statewide)
• Plus One ADU Pilot — New York City
• State of New York Mortgage Agency (SONYMA)

New York has no statewide statute that voids HOA, condominium, or cooperative restrictions on ADUs. New York is unusual among states in that it has no general HOA-governance statute at all — common-interest communities are governed by a mix of the Condominium Act (RPL Article 9-B), the Cooperative Corporations Law, the Not-for-Profit Corporation Law, and the Business Corporation Law depending on the form of the association. Restrictive covenants in declarations and bylaws therefore continue to bind ADU construction in HOA / condominium / co-op communities except where local zoning expressly preempts them (rare in NY).

• flood-zone
  Buffalo has FEMA Special Flood Hazard Areas; elevation certificates and flood-resistant construction required for SFHA parcels.