ADU · Sullivan County

Can you build an ADU in Bloomingburg, NY?

Village of Bloomingburg has 4 districts. 2 districts allow ADUs, 1 does not, 1 requires a special-use permit. Check your address to confirm the district that applies to your parcel:

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What the Bloomingburg code says

In R-1 an accessory apartment is permitted inside a single-family dwelling with site plan review approval, and the code attaches no owner-occupancy or rent restriction to it. Detached units are not provided for.

Conditions the code attaches:

In NBD an apartment may be added inside an existing residential use, or in the upper stories of a commercial building, with site plan approval.
NBD does not list single-family dwellings, so a new house with an accessory unit cannot be built there.
In a PUDR an accessory apartment is available, but a PUDR exists only once the Village Board approves it by resolution on the Planning Board's recommendation.
The PUDC use list includes neither single-family dwellings nor accessory apartments.
An efficiency apartment needs at least 500 sf of habitable floor area.

What the Bloomingburg 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
Single Family Residential District	0.5 ac	30 / 15 / 30 ft	35 ft	As of right
Neighborhood Business District	0.5 ac	15 / 15 / 30 ft	35 ft	As of right
Planned Unit Development Residential	5 ac	- / 15 / 15 ft	35 ft	Special permit
Planned Unit Development Commercial	3 ac	- / 15 / 15 ft	35 ft	No

Single Family Residential District - A home in the R-1 District needs 0.5 acre on a lot 80 feet wide and 100 feet deep where there is a private well and a public sewer system, set back 30 feet at the front, 15 feet at each side and 30 feet at the rear, no taller than 35 feet and covering no more than 20% of the lot.

Where there are no public utilities, or only public water, the minimum lot area is 0.75 acre on a lot 100 feet wide and 120 feet deep.
A one-family or two-family dwelling has a habitable floor area of at least 900 square feet per dwelling unit, and an efficiency apartment at least 500 square feet.
A manufactured housing park is a special use in any district on at least 3 acres, with 8,000 square feet per home site and every home 50 feet from a street right-of-way line or property line.
A permitted accessory building may stand in a required side or rear yard if it is no taller than 15 feet, 15 feet from any lot line and 10 feet from the main building.
A corner lot takes a front yard on both street frontages, and one of the remaining yards counts as the rear yard and the other as the side yard.
An on-site sewage disposal system stands at least 100 feet from the high water line of any water body, measured from the water rather than from a lot line.

Neighborhood Business District - A building in the NBD District needs 0.5 acre on a lot 80 feet wide and 100 feet deep, set back at least 15 feet and no more than 20 feet at the front, 15 feet at each side and 30 feet at the rear, no taller than 35 feet and covering no more than 35% of the lot.

The 20 foot front figure is a maximum front yard, a limit on how far back a building may stand, and not a setback it has to meet.
No use is permitted by right here, so every use needs site plan approval.
A one-family or two-family dwelling has a habitable floor area of at least 900 square feet per dwelling unit, and an efficiency apartment at least 500 square feet.
A manufactured housing park is a special use in any district on at least 3 acres, with 8,000 square feet per home site and every home 50 feet from a street right-of-way line or property line.
A permitted accessory building may stand in a required side or rear yard if it is no taller than 15 feet, 15 feet from any lot line and 10 feet from the main building.
A corner lot takes a front yard on both street frontages, and one of the remaining yards counts as the rear yard and the other as the side yard.

Planned Unit Development Residential - A planned unit development in the PUDR District needs 5 contiguous acres on a site 300 feet wide and 300 feet deep, no taller than 35 feet and covering no more than 20% of the lot, with vegetated buffers 15 feet wide at the side and rear.

No front yard figure is published here, and the front yard setback follows the underlying district instead.
The side and rear figures are vegetated buffers 15 feet wide around the side and rear property lines of the entire development.
Setbacks for individual buildings are detailed in the site plan and approved during site plan review.
The district floats and can be located in the R-1 or NBD districts, and it is approved only by resolution of the Village Board.
Not less than 30% of the gross area is common open space in perpetuity, and all uses are served by central water and sewer systems.
The base number of dwelling units comes from the gross acreage and the dwelling units per acre of the underlying R-1 or NBD district, and a well designed site plan may exceed it.

Planned Unit Development Commercial - A planned unit development in the PUDC District needs 3 contiguous acres on a site 300 feet wide and 150 feet deep, no taller than 35 feet and covering no more than 35% of the lot, with vegetated buffers 15 feet wide at the side and rear.

No front yard figure is published here.
The side and rear figures are vegetated buffers 15 feet wide around the side and rear property lines of the entire development.
Setbacks for individual buildings are detailed in the site plan and approved during site plan review.
The district floats and applies to the Neighborhood Business District, replacing its use, area, bulk and density figures, and it is approved only by resolution of the Village Board.
Common open space of not less than 10% of the tract is provided in perpetuity.
A permitted accessory building may stand in a required side or rear yard if it is no taller than 15 feet, 15 feet from any lot line and 10 feet from the main building.

ADUs vs. short-term rentals in Bloomingburg

No local short-term-rental law on record - which is not the same as permission for Village of Bloomingburg. The Village of Bloomingburg has no local short-term rental law, and that is not the same as permission. A whole-house short-term rental is not a named use in the residential district, so confirm with the Village before counting on it. 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. Municipal source

Good to know

Residential lot minimum0.5–5 ac — an ADU still has to fit the district's lot and setback envelope.
UtilityOrange & Rockland (O&R) territory.
Zoning codeimg1.wsimg.com/blobby/go/684d2ff3-749d-4a61-ba69-b21dddda359a/downloads/Village%20Zoning%20Code.pdf
Building dept(845) 733-1400

ADU FAQ — Bloomingburg, NY

Are ADUs allowed in Bloomingburg, NY?

Village of Bloomingburg has 4 districts. 2 districts allow ADUs, 1 does not, 1 requires a special-use permit. Check your address with the free ADU checker, or confirm with the building department at (845) 733-1400.

Do I need a special permit for an ADU in Bloomingburg?

It depends on the district: 1 of 4 require a special-use permit, the rest do not. Check the district that applies to your parcel before you design.

Can I use an ADU as a short-term rental in Bloomingburg?

No local short-term-rental law on record - which is not the same as permission for Village of Bloomingburg. 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.

Run the free ADU check for your parcel →

What an ADU costs to build in Bloomingburg

Permission is one question and budget is another. An 800 sq ft accessory unit here runs roughly $190k–250k 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 Bloomingburg, priced by size.

How we know this

Sections analyzed: Village Zoning Law Sec. 2.1 definition of Accessory Apartment; Sec. 4.3(e) R-1 site plan review; Secs. 5.2-5.4 NBD; Secs. 6.3, 6.5, 6.12 PUDR; Secs. 7.3-7.4 PUDC; Sec. 9.15
Districts confirmed: 4 of 4 — every mapped district.
Last reviewed: 2026-10-07
Not covered here: Overlay districts, the zoning map, and any conditions attached to an individual parcel. Size limits and owner-occupancy terms sit in the code section above, not in this summary.

More on Bloomingburg: Full zoning for new construction · ADU build cost · House build cost · ADU rules across Sullivan County · All Sullivan County towns

ADU information for Village of Bloomingburg is compiled from the municipal code (last reviewed 2026-10-07) 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 (845) 733-1400 before relying on any answer. Source: the Offsite / Aldo zoning dataset.