The 2025 Land Use Checklist for New Homeowners on Long Island

Everything You Need to Know About Your Property Before You Build or Renovate

Buying a home in the Hamptons or anywhere on Long Island is exciting—but once the keys are in your hand, the real questions begin. Can I build a pool? What’s the process for adding a second floor? Are those old permits still open? Is my lot in a wetland zone?

If you plan to renovate, expand, or build something new, you’ll need to understand the rules that govern land use in your town. That means zoning regulations, permit requirements, environmental restrictions, and compliance standards.

This checklist is designed for new homeowners in municipalities like East Hampton, Southampton, and Sag Harbor who want to avoid costly surprises and move forward with clarity and confidence.

Step One: Understand Your Zoning District

Your property’s zoning classification determines what you can build, how big you can build, and where on your lot construction is allowed. Zoning also regulates:

• Minimum lot size

• Required front, side, and rear yard setbacks

• Maximum building height

• Total allowable lot coverage

• Accessory structures like garages, sheds, or pool houses

• Whether you can build a second dwelling or accessory apartment

To get this information, check your town’s online GIS system or contact the building department. Or better yet, have a zoning professional like Land Planning Services review it for you.

Step Two: Request a Permit History and Certificate of Occupancy

Many properties on the East End have been through multiple renovations, upgrades, or owner changes. That’s why it’s important to request:

• A full permit history showing what work was legally approved

• Copies of Certificates of Occupancy or Compliance for all structures

• Confirmation that there are no open or expired permits

If something was built without permits, you may be required to legalize it before selling, refinancing, or applying for new construction.

Step Three: Order a Current Survey

A professional survey is one of the most important documents you’ll need as a homeowner. It should show:

• The exact boundaries of your property

• The location and size of all structures

• Setback lines and easements

• Driveway access and grade

• Topography and natural features like trees, slopes, and wetlands

If your survey is more than a few years old or missing key details, you should order a new one before beginning any new project.

Step Four: Check for Environmental Constraints

Much of the land in the Hamptons and North Fork is subject to environmental overlays that affect what can be built and where. Common restricted zones include:

• Tidal or freshwater wetlands

• Coastal erosion hazard areas

• Dune preservation zones

• Historic districts or scenic corridors

• Conservation easements or open space covenants

Properties near wetlands or coastal areas often require review by the town’s Natural Resources Department or NYS Department of Environmental Conservation. These reviews take time and may require changes to your plans.

Step Five: Review Your Septic System Status

If your home is not connected to public sewer, it likely uses an on-site septic system. When renovating or adding bedrooms or bathrooms, you may need:

• Approval from the Suffolk County Department of Health Services

• An upgraded system that meets IA (Innovative and Alternative) standards

• A new perc test or engineering plan

Septic limitations are one of the most common roadblocks for home improvement projects on Long Island.

Step Six: Know What Requires a Permit

Most projects—big and small—require a permit. These include:

• Pools and spas

• Decks and patios

• Additions or expansions

• New sheds, garages, or accessory buildings

• Interior renovations that affect structure, plumbing, or electric

• Fences over a certain height

• Tree removal in conservation areas

• Driveway expansions or curb cuts

Even seemingly minor upgrades may trigger permit requirements if they affect zoning or increase lot coverage.

Step Seven: Talk to a Land Use Consultant

There’s no substitute for expert guidance when navigating zoning, permitting, and environmental regulations on Long Island. A land use consultant acts as your advocate—researching property history, preparing permit applications, coordinating surveys, and representing you at hearings if needed.

At Land Planning Services, we work with new homeowners to:

• Review zoning and setback rules

• Prepare a full compliance check

• Assist with property improvements

• Help legalize past work that wasn’t permitted

• Coordinate septic and Health Department filings

• Submit permit applications for any future renovations or upgrades

Ready to Move Forward with Confidence?

Before you plan your dream renovation or start digging for a pool, make sure you’ve checked off everything on this list. Being proactive now will save you thousands later—and prevent project-halting surprises down the road.

Contact Land Planning Services today to schedule a consultation and get a full review of your property. We’ll help you understand the land use rules that apply to your home and create a clear path forward.