ADU · Monroe County
Can you build an ADU in Brockport, NY?
Village of Brockport has 1 district. The only district prohibits ADUs. Check your address to confirm the district that applies to your parcel:
What the Brockport code indicates by district
The table below shows how each district treats ADUs, alongside the lot and setback standards that govern a second unit. District boundaries and conditions vary, so treat this as a starting point and confirm the district that applies to your parcel.
| District | Min lot | Setbacks F / S / R | Max height | ADU |
|---|---|---|---|---|
| O Residential Use District — Brockport's only residential district, so every house in the village is answered from this one row. 10,000 sf (0.23 acres) with 85 ft of lot width, rear yard 30 ft, two side yards of not less than 10 ft each, maximum height 35 ft and maximum lot coverage 30% counting ONE-FAMILY DWELLINGS AND THEIR ACCESSORY STRUCTURES TOGETHER, so a detached garage consumes the house's allowance. § 58-9E also provides that not more than one dwelling shall be erected, placed or occupied on one lot. THE FRONT YARD IS 30 FT OR THE NEIGHBOURHOOD AVERAGE, WHICHEVER IS GREATER, AND THE AVERAGE IS DEFINED PRECISELY: 'the front setback in any event shall not be less than the average front setback established by existing residences on the same street, to be determined by an average of the setbacks within 200 FEET of said lot'. On any built-up Brockport street the neighbours set the building line and the recorded 30 ft is a floor, not the requirement. This is the same family of contextual override as Greece's neighbourhood-average rule and Hilton's most-common-setback-on-the-block provision, but Brockport's is the most precisely specified of the three. NARROW PRE-EXISTING LOTS GET A PROPORTIONAL AND ASYMMETRIC SIDE-YARD RULE, which is unusual and easy to miss: where a lot lawfully had a width of less than 85 ft at the time the chapter was enacted, the side yards are modified in proportion to the lot width so that ONE SIDE YARD IS NOT LESS THAN 4 FT AND THE OTHER NOT LESS THAN 11 FT. So a legacy narrow lot does not simply lose both 10 ft yards evenly — it gets a deliberately lopsided envelope totalling 15 ft, and the 4 ft side is the tightest residential side yard recorded in this county. CORNER LOTS OWE 30 FT along the side lot line adjacent to the side street, running the full depth from front lot line to rear lot line — equal to the front and rear yards, so a corner lot is constrained on three sides. THE BOARD OF APPEALS MAY VARY THE YARDS where established yards within 200 ft of the premises differ from the chapter's requirements, which makes the whole yard schedule contextual on an established street rather than fixed. A bed-and-breakfast is available only as a home occupation on a ZBA special conditional use permit with owner-occupancy, a nine-guest cap and a fifteen-day stay limit — see `strNotes`. | 0.2296 ac | 30 / 10 / 30 ft | 35 ft | No |
ADUs vs. short-term rentals in Brockport
Short-term rentals restricted for Village of Brockport. BROCKPORT HAS NO SHORT-TERM RENTAL PROVISION BY THAT NAME, BUT ITS BED-AND-BREAKFAST REGIME IS THE MOST DETAILED AND MOST RESTRICTIVE LODGING CONTROL FOUND IN MONROE COUNTY, AND IT FUNCTIONS AS THE VILLAGE'S ANSWER TO PAID OVERNIGHT STAYS. § 58-9 permits a bed-and-breakfast in the O Residential Use District only 'as a home occupation as per § 58-9A(5)', subject to a SPECIAL CONDITIONAL USE PERMIT from the Zoning Board of Appeals and a long list of conditions, of which five are commercially decisive. (1) THE APPLICANT MUST BE THE OWNER OF THE PREMISES AND A FULL-TIME RESIDENT — an investor-owned whole-house rental is therefore impossible in this district. (2) NO MORE THAN NINE GUESTS PER NIGHT, and the ZBA may fix a lower number. (3) NO GUEST MAY STAY MORE THAN 15 DAYS ON ANY ONE VISIT. (4) A minimum of three off-street parking spaces is required, and no permit may issue if an off-street parking variance was granted for the property within the previous five years. (5) THE PERMIT DOES NOT RUN WITH THE LAND — any new owner must apply to the Zoning Board of Appeals afresh to continue the use, the same non-transferability that Mendon's Ch. 208 STR permit carries and a material diligence point on any Brockport acquisition premised on lodging income. A further condition provides that the residence operating as a bed-and-breakfast SHALL NOT CONTAIN AN ACCESSORY APARTMENT, so the two uses are mutually exclusive. THE COMBINED EFFECT — OWNER-OCCUPANCY, A NINE-GUEST CAP, A FIFTEEN-DAY LIMIT AND A ZBA PERMIT THAT DIES ON SALE — IS THAT AN ORDINARY WHOLE-HOUSE SHORT-TERM RENTAL IS NOT ACHIEVABLE IN BROCKPORT'S RESIDENTIAL DISTRICT, and strStatus is recorded 'restricted' on that basis rather than 'unknown'. A sweep of all 56 chapters of the Village Code found no separate rental-licensing chapter. New York State's 2025 statewide short-term rental registry (Ch. 99 of the Laws of 2025) obliges every host to register regardless of local law. Confirm with Code Enforcement at (585) 637-5300 ext. 114. These are separate questions from whether you can build an ADU — a unit you're allowed to add isn't automatically one you're allowed to rent nightly, so check both.
Good to know
- Residential lot minimum0.2296 ac — an ADU still has to fit the district's lot and setback envelope.
- UtilityRG&E territory.
- Building dept(585) 637-5300 ext. 114
- Last reviewed2026-08-13
ADU FAQ — Brockport, NY
Are ADUs allowed in Brockport, NY?
Village of Brockport has 1 district. The only district prohibits ADUs. Check your address with the free ADU checker, or confirm with the building department at (585) 637-5300 ext. 114.
Do I need a special permit for an ADU in Brockport?
No. No district in Village of Brockport permits an ADU, so there is no permit to apply for. Codes change, so verify with the building department at (585) 637-5300 ext. 114 before ruling it out.
Can I use an ADU as a short-term rental in Brockport?
Short-term rentals restricted for Village of Brockport. ADU occupancy and short-term-rental rules are separate: an ADU you can build isn't automatically one you can rent nightly. Confirm both before you count on STR income.
What an ADU costs to build in Brockport
Permission is one question and budget is another. An 800 sq ft accessory unit here runs roughly $200k–260k at a standard finish, and the per-square-foot rate comes in above a full house because the kitchen, bath, panel and heating plant cost the same either way. See the full cost to build an ADU in Brockport, priced by size.
More on Brockport: Full zoning for new construction · ADU build cost · House build cost · All Monroe County towns
ADU information for Village of Brockport is compiled from the municipal code (last reviewed 2026-08-13) and provided for decision-support only — not legal or architectural advice. ADU eligibility, size, owner-occupancy and permit conditions vary by district and often carry exceptions; verify with the building department at (585) 637-5300 ext. 114 before relying on any answer. Source: Offsite / Aldo zoning dataset, municipalData.js.