Can I run a business from home in Concord, Massachusetts?
Allowed
Yes. A "customary home occupation" is allowed by right if no one but residents works there, nothing outside shows it's a business, there's no more than one visitor vehicle at a time (about 4 trips a day), and no retail sales. A business needing an outside employee or a sign needs a special permit from the Zoning Board of Appeals.
| Customary home occupation | Allowed by right in all districts, in the house or an accessory building [3] |
| Employees (customary) | None other than residents [3] |
| Customer vehicles (customary) | At most 1 non-resident vehicle at a time; average of 4 trips a day or fewer [5] |
| Signs (customary) | No exterior indication of the business [4] |
| Retail sales | Not allowed for a customary home occupation [5] |
| Special home occupation | Zoning Board of Appeals special permit; up to 1 full-time non-resident employee; signs as approved [6] |
| Commercial vehicle | 1 light commercial vehicle (up to 10,000 lb) allowed by right [9] |
Two levels of home business
Concord's Zoning Bylaw defines a home occupation as a non-residential use of a home that is "subordinate but compatible" with living there [1]. The bylaw has two tiers [2].
Customary home occupation (no zoning permit)
This tier is allowed by right in any home or accessory building, if [3][4][5]:
- no employees work on site other than people who live there;
- nothing outside the home, seen or heard, signals a business, so no business sign;
- off-street parking is provided, and no more than one customer or business vehicle (beyond the residents' own) is there at a time;
- the business averages four vehicle trips a day or fewer (two in, two out); and
- no retail merchandise is sold on the premises.
A licensed family day care home also counts as a customary home occupation [10].
Special home occupation (special permit)
If you need more, the Zoning Board of Appeals [11] can grant a special permit for a Special Home Occupation. That allows up to one full-time employee who doesn't live there [6]. The Board can also approve signs, commercial vehicles and related equipment. Otherwise, nothing outside may show the business [7]. The Board decides whether your vehicle count and daily trips fit the neighborhood. The business must stay clearly secondary to the home, and the Board can require landscaping or fencing to screen neighbors [8].
Vehicles and other rules
One light commercial vehicle (up to 10,000 lb gross vehicle weight) may be garaged or parked at a home by right [9]. More or larger vehicles need a special permit. Concord's separate Sign Bylaw, which the Building Commissioner administers, governs sign size and placement. We did not review it.
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Next steps
- Check your plan against the five customary home occupation conditions (no outside employees, no exterior signs, 1 visitor vehicle, 4 trips a day, no retail).
- If you need an employee, a sign or more visitors, apply to the Zoning Board of Appeals for a Special Home Occupation special permit.
- If you use a business name, file a business certificate with the Town Clerk; ask Building & Inspections (978-318-3280) about any sign permit.
Common questions
- Can I run a business from my home in Concord, Massachusetts?
- Yes. A customary home occupation is allowed by right if only residents work there, nothing outside shows it's a business, and there are no retail sales. Needing an outside employee or a sign takes a special permit from the Zoning Board of Appeals.
- How many customers can visit a home business in Concord, Massachusetts?
- At most 1 non-resident vehicle at a time, and an average of 4 vehicle trips a day or fewer.
- Can I have an employee for a home business in Concord, Massachusetts?
- Not under a customary home occupation. A Special Home Occupation special permit from the Zoning Board of Appeals allows up to 1 full-time employee who doesn't live there.
- Can I park a work vehicle at my home in Concord, Massachusetts?
- One light commercial vehicle, up to 10,000 lb gross vehicle weight, may be garaged or parked at a home by right. More or larger vehicles need a special permit.
Massachusetts state rules for home businesses
Massachusetts has no general state law on home occupations. Whether you can run a business from home, and what limits apply (employees, signs, client visits, parking), is set by your town's zoning bylaw. State law does protect some home-based uses and add a few requirements:
- Family child care is protected: a licensed family child care home or large family child care home (licensed by the Department of Early Education and Care) is an allowed use everywhere. Towns may not prohibit or regulate it through zoning (M.G.L. c. 40A, §3). A family child care home serves up to 6 children under 16, counting the provider's own children who are cared for there.
- The "Dover Amendment" (also c. 40A, §3) bars zoning from prohibiting religious or nonprofit educational uses and child care facilities. Towns can still apply reasonable rules on bulk, height, setbacks, open space and parking. This mainly matters for institutions, not typical home offices.
- Business certificate ("DBA"): if you do business under any name other than your own legal name, you must file a business certificate with the city or town clerk where your office is located (M.G.L. c. 110, §5).
- Farm stands and agriculture get zoning protection only on qualifying farm parcels (generally 5+ acres, or 2+ acres with $1,000 per acre in yearly sales).
- State licensing for specific trades (cosmetology, food production, etc.) applies no matter where you work.
What the bylaw says
- §1.3.13 Home occupation, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 8
1.3.13 Home occupation: A non-residential use of a dwelling unit that is subordinate but compatible to residential use.
- Table II – Accessory Use Regulations, §5.3.6, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 26
5.3.6.1 Customary home occupation yes yes yes yes yes yes yes yes yes yes yes yes yes yes yes yes 5.3.6.2 Special home occupation SP SP SP SP SP SP SP SP SP SP SP SP SP SP SP SP
- §5.3.6.1 Customary Home Occupation, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
5.3.6.1 Customary Home Occupation: In all dwellings, a Customary Home Occupation shall be permitted in a dwelling or in an accessory building provided that: (a) No employee, other than residents of the dwelling, is employed on the premises;
- §5.3.6.1(b)-(c), Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
(b) There is no exterior indication, including but not limited to visual or auditory, that the dwelling is used for anything other than residential purposes; (c) Off-street parking for the dwelling and home occupation is provided and no more than one vehicle, exclusive of those associated with the residential use, is on the premises at any one time;
- §5.3.6.1(d)-(e), Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
(d) The average traffic generated per day by the home occupation, exclusive of trips by the residents’ vehicles, does not exceed four vehicle trips per day (two trips in and two trips out); and (e) No sale of retail merchandise is conducted on the premises.
- §5.3.6.2 Special Home Occupation, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
5.3.6.2 Special Home Occupation: In all dwellings, the Board may by special permit authorize a Special Home Occupation in a dwelling or in an accessory building provided that: (a) Not more than one full-time employee, exclusive of residents of the dwelling, is employed on the premises;
- §5.3.6.2(b), Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
(b) Except for signs, commercial motor vehicles (Section 5.3.5), and related equipment as may be approved by the Board, there is no exterior indication, including but not limited to visual or auditory, that the dwelling is used for anything other than residential purposes;
- §5.3.6.2(d)-(e), Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 28
(d) The home occupation is clearly secondary and incidental to the principal use of the premises. (e) As determined by the Board, additional landscaping and fencing may be required to provide visual and auditory protection to adjacent properties and areas viewed from the public way.
- §5.3.5 Garaging or parking of commercial motor vehicles, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 27
In residential districts, garaging or parking of one commercial automobile or light commercial vehicle (maximum ten thousand (10,000) pounds gross vehicle weight or one hundred seventy- two (172) inch wheel base) shall be permitted.
- §1.3.14 Large family day care, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 8
For purposes of this Bylaw, a family day care home is a customary home occupation.
- §1.3.3 Board, Zoning Bylaw (amended through Annual Town Meeting April 2026), p. 7
1.3.3 Board: The Town of Concord Board of Appeals.
This page summarizes Concord's posted bylaws as of 2026-10-03. Bylaws are amended, and individual lots can have overlays, subdivision covenants, or HOA rules that are stricter. Confirm with Building & Inspections (Building Division and Zoning Enforcement), 141 Keyes Road, 2nd Floor (978-318-3280) before you build. Spot an error?