Town of Brighton, New York Building Permit Guide

In the Town of Brighton, building permits come from the Building and Planning Department, a unit of the Department of Public Works, and applications are filed online in OpenGov. Since October 1, 2026, new homes, additions, remodels and accessory buildings are charged $0.35 per square foot with a $150 minimum, and the town says review of a complete construction application can take four to six weeks.

What requires a building permit in Brighton?

Under section 73-11 of the Town Code, a permit is needed before anyone builds, enlarges, alters, removes, improves, demolishes or converts a building, fence, shed or other structure, or changes the use of a building. The OpenGov list adds the specific jobs the department sees most often.

Two local limits to note: ground-mounted solar is not allowed anywhere in Brighton, and air conditioners and generators must meet the town’s noise caps (78 and 72 decibels).

What the town decides and what the state sets

Construction standards come from the 2025 New York Uniform Code and Energy Code, which apply to Brighton applications filed on or after December 31, 2025. The town adds what state law lets it control: its fee schedules, plumber licensing, the choice of electrical inspection agencies, zoning under the Comprehensive Development Regulations, architectural and historic review, and a stricter local sprinkler rule, the Article III requirement that most buildings other than one- and two-family homes built after January 13, 1993 have automatic sprinklers.

Brighton building department: who handles permitting

The Building and Planning Department checks that construction meets building, safety and zoning rules, reviews projects against the Comprehensive Plan and staffs the Planning Board, Zoning Board of Appeals, Conservation Board, Architectural Review Board and Historic Preservation Commission. The Town of Brighton has no incorporated village, so the department covers the whole town. The central part of Town Hall at 2300 Elmwood Avenue closed for renovation on November 13, 2024, and town offices moved to 680 Westfall Road for the project, which the town estimated at about 18 months; the department’s page still lists Westfall Road and asks for mail to go to Elmwood Avenue.

Permit types and what to upload

Residential permits

The OpenGov list is split into three sections. Section 2 covers single installations (fence, accessory structure under 250 sq ft, deck, re-roof, pool and hot tub, HVAC, roof-mounted solar, geothermal and EV charger); Section 3 is the Residential (1&2 family) Construction/Remodel Permit for new homes, additions, remodels and demolition. An addition or demolition of a single-family home also needs the Single Family Dwelling Zoning Information Form. The applicant should be whoever is best placed to receive OpenGov’s automated e-mails, often the general contractor.

• Survey. An instrument survey map is required for fence, shed and deck permits and may be required for pools and HVAC; it must be a clean, legible scan.
• Plans. Two paper sets and one digital set; jobs over $20,000 need an architect’s stamp.
• Insurance. The contractor’s workers’ compensation certificate, or Brighton’s Form BP-1 waiver for an owner working on their own home.
• Product data. Spec sheets with decibel ratings for air conditioners and generators; unit specifications for furnaces and water heaters.
• Truss affidavit. Where trusses or pre-engineered wood are used, a signed sign-posting affidavit before the certificate of occupancy.

Zoning limits are checked during review: sheds go in the rear yard, 5 feet from side and rear lines, at most 16 feet tall and 250 sq ft (kit sheds up to 120 sq ft can be issued the same day); fences are limited to 3 feet 6 inches in front yards and 6 feet 6 inches elsewhere; pools sit in the rear yard 10 feet from lines, inside a 4-foot fence with a lockable gate, and need a pool alarm.

Building or remodeling a home here? Alliance handles home building permits, so the crew isn't waiting on the counter.

Commercial permits

Section 1 holds the Commercial/Multifamily Construction/Remodel Permit for new buildings, renovations and demolitions, and the Sign Installation Permit, which is only for signs already approved through Sign Review by the Architectural Review Board and the Planning Board. A business moving into a space may need a Certificate of Zoning Compliance, which the town requires for any change of use. Nonresidential projects over $500,000 pay a surcharge, and post-1993 commercial buildings fall under the sprinkler rule.

For tenant improvements and new commercial builds, Alliance handles commercial permit filing through issuance. More on this: commercial building permits explained.

What comes before the building permit

• Architectural Review Board for new primary structures, alterations visible from the front of a house and any exterior change to a commercial building.
• Planning Board for site plans, conditional use permits, subdivisions and EPOD permits in the Environmental Protection Overlay Districts.
• Zoning Board of Appeals for area or use variances when a project cannot meet the code.
• Historic Preservation Commission certificate of appropriateness for exterior work on a designated landmark.
• Highway right-of-way permit from the town for driveway and other work in the road right-of-way.
• Flood areas. Brighton participates in the National Flood Insurance Program, with flood maps dated July 31, 2024, under its Chapter 211 flood law.

Brighton permit fees

The Department of Public Works’ Building and Occupancy Permit Fee Schedule took effect on October 1, 2026, replacing the lower figures still shown on the town’s older common-projects page. Fees for permits issued under Chapter 73 are set by Town Board resolution and collected before the permit is issued.

For example, a 600 sq ft residential addition is $210 at $0.35 per sq ft (above the $150 minimum), plus $75 for the certificate of occupancy, before plumbing fixtures. Land-use fees come from the separate October 1, 2026 zoning schedule: a residential bulk variance is $300 plus $25 for each additional variance, ARB and Historic Preservation reviews are $100 each, a residential concept workshop $150, an EPOD permit $100 per acre plus engineering fees, and a Certificate of Zoning Compliance $100.

Trade permits and who may pull them

Plumbing. Chapter 125 requires a Brighton plumbing license, issued yearly by the Building Department (January 1 to December 31) with an insurance certificate naming the town. The department may license anyone holding a City of Rochester Examining Board of Plumbers license. Section 73-11E lets only a Brighton-licensed plumber, or the owner of the single-family home where the work is done, take out a plumbing permit; an owner working on their own single-family system does not file the insurance certificate. A license not renewed for three straight years is treated as revoked, and the holder must requalify.

Electrical. Electrical work is inspected by agency inspectors acting for the town: under Chapter 62 the Commissioner of Public Works appoints inspectors from three agencies, New York Electrical Inspection Agency, Middle Department Inspection Agency and Commonwealth Electrical Inspection Service. A written application for inspection must be filed with the agency before wiring is installed or altered, and no wiring may be connected to power until the inspector issues a temporary certificate or the town issues an occupancy permit. The agency’s approval report authorizes the certificate of compliance. The town code’s chapter list has no electrician licensing chapter.

Mechanical. Furnaces, heat pumps, water heaters, generators and fireplaces go through the HVAC permit, and the Building Inspector issues all permits for solid-fuel appliances, chimneys and flues.

Septic and sewer. Converting a house from septic to public sewer needs a $150 interior permit from the town. New or repaired onsite systems are permitted by the Monroe County Department of Public Health under Article II-A of the county sanitary code, on a design professional’s plan (111 Westfall Road, Room 844; 585-753-5060).

How to apply for a Brighton building permit

Review, corrections and what causes delay

The town gives two timeframes: up to four to six weeks for code review of a complete construction application, and two to three weeks for new construction and additions on its residential projects page; decks are about 10 to 14 business days and furnaces or water heaters 7 to 10. Applications slow down when the survey scan is distorted or low resolution, when files are not PDF or JPG, or when a street-visible change has not been to the Architectural Review Board. A permit is good for 12 months, the Building Inspector may grant up to two six-month extensions for starting work, and a permit is void if work has not begun within a year.

Brighton inspections and certificates

Request each inspection the permit lists from Building and Planning (585-784-5250); the fee schedule charges $150 if a required inspection is never requested, $75 for a first residential re-inspection and $100 for each one after that. Electrical work is inspected separately by the agency you filed with, and its approval report goes to the town.

A certificate of occupancy or compliance ($75 for a home) closes the permit, and a building may not be occupied without one. A temporary certificate can be issued for parts of a building that are safe to use; it lasts up to 30 days at first, with extensions capped at six months in total. For new homes and additions built with trusses or pre-engineered wood, the signed truss-sign affidavit must be handed in before the certificate is issued.

Brighton does not issue a certificate of occupancy when a property changes hands. Buyers and lenders instead order a Zoning Verification Letter through OpenGov, which states the legal use, the zoning district and any known open violations.

New York building code

New York builds on one statewide code, the Uniform Code, outside New York City; the 2025 edition and 2025 Energy Code took effect on 31 December 2025 (the all-electric provisions remain suspended by court order). Cities, towns and villages administer it, and local standards stricter than the code need Code Council approval. The Uniform Code in New York

Brighton permit FAQ

Where is the Brighton building department during the Town Hall renovation?

At the temporary town offices, 680 Westfall Road, Rochester, NY 14620, phone 585-784-5250. Mail still goes to 2300 Elmwood Avenue.

How much is a building permit in Brighton?

From October 1, 2026, residential construction is $0.35 per square foot with a $150 minimum; HVAC, generators, windows and decks are a flat $100, and a residential certificate of occupancy is $75.

Do I need a permit for a fence or shed in Brighton?

Yes. Fences ($50) and sheds both need permits and an instrument survey map; a pre-built kit shed up to 120 sq ft can be issued the same day.

Can I install ground-mounted solar panels?

No. Brighton allows only building-mounted solar, under a $100 residential solar permit.

Who inspects electrical work in Brighton?

One of the three town-appointed agencies: New York Electrical Inspection Agency, Middle Department Inspection Agency or Commonwealth Electrical Inspection Service.

Can a homeowner pull a plumbing permit?

Yes, for the single-family home they own; otherwise the plumbing permit must be taken out by a plumber licensed by the Town of Brighton.

How long does review take?

Up to four to six weeks for a complete construction application; smaller jobs such as decks take about 10 to 14 business days.

Permit search and official resources

Permit files, plans and certificates are town records. Request copies of an old permit or certificate through Brighton’s Freedom of Information (FOIL) form; the Town Clerk replies within five business days, electronic copies are free, and paper copies are $0.25 a page after the first four. For a property sale, the Zoning Verification Letter is the usual document.

• Brighton Building and Planning Department
• OpenGov building permit applications
• Building and Occupancy Fee Schedule (October 1, 2026)
• Zoning, Planning and Engineering Fee Schedule (October 1, 2026)
• Common residential projects and zoning limits
• Land use board applications
• Workers’ compensation waiver and truss affidavit
• Code of the Town of Brighton (eCode360)
• Chapter 73, enforcement of the state code
• Chapter 73, Article III sprinkler requirements
• Chapter 62, Electrical Standards
• Chapter 125, Licensing of Plumbers
• Freedom of Information (FOIL) requests
• Monroe County onsite wastewater (septic) program
• NYS Department of State code adoption notice

Simplify Town of Brighton permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in New York. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Town of Brighton permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.