Town Permit Guide

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Do I need a permit for a shed in Reading, Massachusetts?

Reading, Middlesex County · Bylaws checked 2026-10-20 · Reviewed · 10 cited sections

Allowed with a permit

Reading's Building Division requires a permit for every shed, even though the state building code exempts one-story sheds of 200 sq ft or less from a building permit. For those small sheds the town permit is free and approves only the location: at least 10 feet from the house and 5 feet from property lines, with 7 feet recommended. Sheds over 200 sq ft need a full permit with plans and a fee; sheds can't go in the required front yard, and Conservation approval is required for any size.

Shed 200 sq ft or lessFree building permit for location only [1]
Setbacks for a small shed (Building Division)10 ft from the house, 5 ft from property lines (7 ft recommended) [1]
Shed over 200 sq ftBuilding permit, construction plan and fee [2]
Front yardNot allowed in the required front yard [4]
Within required side/rear yards (zoning)Max one story or under 12 ft; at least 5 ft from lot lines; max 25% of that yard [6]
Max footprint (zoning)600 sq ft or 25% of the main building's gross floor area, whichever is greater [5]
Closer than 10 ft to the houseTreated as attached; must meet main-building rules [7]

Permits

The Massachusetts building code exempts a one-story shed of 200 sq ft or less from needing a building permit (see the state section). Reading still asks you to file for a no-fee permit so the town can approve where the shed goes. The Building Division doesn't charge a fee for an accessory structure of 200 sq ft or less. The building permit just approves the location, which must be 10 feet from the house and 5 feet from property lines [1]. Apply online, choose "accessory structure," and include a plot plan or GIS map showing the shed's location, size and setbacks. If you choose 5 feet, the Building Official may ask for a certified plot plan. The town recommends 7 feet to be safe. On a corner lot, call the Building Division to confirm setbacks [1]. A shed over 200 sq ft needs a building permit, a construction plan and a fee. Any size shed needs Conservation Commission approval, plus Historic District Commission approval if you're in the district [2]. The 2026 permit checklist lists the same requirements [3].

Zoning rules (Zoning Bylaw §5.5.1)

  • No accessory buildings in the required front yard [4].
  • Footprint: no more than 600 sq ft or 25% of the main building's gross floor area, whichever is greater [5].
  • In a required side or rear yard: one story or under 12 feet tall, at least 5 feet from the side or rear lot line, and no more than 25% of that yard's area [6].
  • Closer than 10 feet to the house: the shed counts as "attached" and must meet the main building's setbacks and limits [7].
  • Storage structures count toward lot coverage, so check your district's limit in Table 6.3 [5].
  • Shipping or storage containers and steel storage units need a CPDC special permit [8].

Near wetlands

No sheds are allowed within 10 feet of the Conservation Commission's Zone of Natural Vegetation along a wetland [9]. Freestanding sheds with no foundation, under 15 by 15 feet, can qualify as an administrative "Minor Project." They must be on existing lawn more than 50 feet from wetlands [10].

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Next steps

  1. Draw your shed on a plot plan or the town GIS map, with its size and distances to the house (10 ft min) and lot lines (5 ft min, 7 ft recommended).
  2. Apply online (OpenGov) for a building permit and choose "accessory structure." For a shed over 200 sq ft, include construction plans and the fee.
  3. Get Conservation approval (781-942-6616), and HDC approval (781-942-6654) if you're in the Historic District.
  4. On a corner lot, call the Building Division (781-942-6613) to confirm setbacks before you buy or build.

Common questions

Do I need a permit for a shed in Reading, MA?
Yes, in Reading. The state building code exempts one-story sheds of 200 sq ft or less from a building permit, but Reading's Building Division still requires a free permit that approves the shed's location. Sheds over 200 sq ft need a full permit with plans and a fee.
How far does a shed have to be from the property line in Reading, Massachusetts?
At least 5 feet from property lines and 10 feet from the house, with 7 feet recommended. On a corner lot, call the Building Division to confirm setbacks.
How big can a shed be in Reading, Massachusetts?
Zoning caps an accessory building's footprint at 600 sq ft or 25% of the main building's gross floor area, whichever is greater. In a required side or rear yard it must be one story or under 12 feet tall and occupy no more than 25% of that yard.
Do I need Conservation approval for a shed in Reading, MA?
Yes. Any size shed needs Conservation Commission approval, plus Historic District Commission approval in the district. No sheds may go within 10 feet of the Zone of Natural Vegetation along a wetland.

Massachusetts building code rules for sheds

The Massachusetts State Building Code (780 CMR, 10th edition) sets when a shed needs a building permit. Your town's zoning sets where it can go.

  • No building permit needed for a one-story detached accessory structure used as a tool or storage shed, playhouse or similar, if the floor area is 200 sq ft or less (Residential Code R105.2).
  • Bigger sheds, or any with more than one story, need a building permit from your local building department.
  • Also exempt from a building permit: detached decks of 200 sq ft or less that are no more than 30 inches above grade, and greenhouses covered only in plastic film.
  • The exemption covers only the building permit. Electrical, plumbing or gas work in the shed still needs its own permits, and the shed still has to meet local zoning (setbacks, lot coverage, height). Many towns set accessory-structure setbacks even for small sheds.
  • Wetlands: putting a shed in a wetland resource area or within 100 feet of a wetland (or 200 feet of a river) may require Conservation Commission approval first, whatever its size.

The 10th edition took effect October 11, 2024 and has been the only code in force since July 1, 2025.

State sources: 780 CMR 10th ed., Residential Chapter 1, R105.2 (work exempt from permit) · BBRS, Tenth edition of the MA State Building Code 780 · MassDEP, Protecting Wetlands in Massachusetts

What the bylaw says

Exact text from Reading's published bylaws. Section numbers are as printed in the source.

  1. Accessory Structure & Shed, Building Division - Permitting & Application Information (sheds/accessory structures, fences, pools, hot tubs, ADU, setbacks), p. 1
    A fee is not required for an accessory structure 200 square feet or less. The building permit is to approve the location only - 10' from main dwelling and 5' from property lines*.
  2. Accessory Structure & Shed, Building Division - Permitting & Application Information (sheds/accessory structures, fences, pools, hot tubs, ADU, setbacks), p. 1
    If the accessory structure is greater than 200 square feet a building permit,construction plan and fee is required. The Conservation Commission and the Historic District Commission (if applicable) are required to approve any size accessory structure.
  3. Sheds 200sf or less, Inspectional Services - Procedure for Building Permits 2026 (residential checklist incl. sheds, fences, pools), p. 1
    oApproval for the location only, submit building permit for “Accessory Structure” along with plot plan showing the location, size and setback of the shed
  4. §5.5.1.1.a, Town of Reading Zoning Bylaw ('Zoning Bylaw - April 2025', last amended by the April 28, 2025 ATM Art. 16), p. 43
    a An accessory building or structure shall not be permitted within a Required Front Yard, with the exception of flagpoles and fences.
  5. §5.5.1.1.f-g, Town of Reading Zoning Bylaw ('Zoning Bylaw - April 2025', last amended by the April 28, 2025 ATM Art. 16), p. 43
    f The footprint of an accessory building or structure that is not an Accessory Apartment shall not exceed 600 square feet or 25% of the gross floor area of the principal structure, whichever is greater. g Accessory structures, other than garages and structures used for storage shall be exempt from lot coverage requirements.
  6. §5.5.1.4, Town of Reading Zoning Bylaw ('Zoning Bylaw - April 2025', last amended by the April 28, 2025 ATM Art. 16), p. 44
    a Except as otherwise provided in Section 5.5.1, Accessory Buildings or Structures within Required Side Yards or Required Rear Yards shall be limited to one story, or less than 12 feet in height. b Any accessory building or structure in a residence district or accessory to a single or two-family dwelling in a non-residential district may be located within a Required Side Yard or Required Rear Yard, but shall be no less than five feet from the nearest rear or side lot line, and shall occupy no more than 25% of the Required Side Yard or Required Rear Yard area.
  7. §5.5.1.1.d, Town of Reading Zoning Bylaw ('Zoning Bylaw - April 2025', last amended by the April 28, 2025 ATM Art. 16), p. 43
    d Any accessory building or structure, including a garage that is less than 10 feet from a principal structure on the lot shall be considered “attached to” the principal structure, and shall be subject to the dimensional limits and requirements applicable to a principal structure.
  8. §5.5.1.5 Special Permit, Town of Reading Zoning Bylaw ('Zoning Bylaw - April 2025', last amended by the April 28, 2025 ATM Art. 16), p. 44
    i A truck trailer used for storage or advertising; ii A stand-alone shipping or storage container; iii A steel storage unit.
  9. Section 3D.4 Zone of Natural Vegetation, Reading Conservation Commission Wetlands Protection Regulations (December 2023), p. 11
    4 To protect the integrity of the Zone of Natural Vegetation or No-Disturb Zone, including the associated root system and canopy, no new structures or fixtures that may not require a building permit, including, but not limited to, foundations, footings, frost walls, retaining walls, pools and pool equipment, fences, patios, sports courts, driveways, sheds, or other in-ground fixtures, shall be permitted within ten feet of the ZNV.
  10. Section 4G.3.e Minor Projects, Reading Conservation Commission Wetlands Protection Regulations (December 2023), p. 15
    e Conversion of existing lawns to uses accessory to existing single family houses, provided that the activity is located more than 50 feet from wetland resource areas, such as: open slotted decks without roofs; above-ground pools; freestanding (no foundation) sheds under 15 feet by 15 feet; steps under 100 square feet; patios under 100 square feet; porches under 100 square feet on existing foundations or on concrete footings;.
This page summarizes Reading's posted bylaws as of 2026-10-20. Bylaws are amended, and individual lots can have overlays, subdivision covenants, or HOA rules that are stricter. Confirm with Building Division / Inspectional Services, Public Services Department (Building Inspector/Commissioner is the Zoning Bylaw enforcement officer, Zoning Bylaw s.4.2), Town Hall, 16 Lowell Street, Reading MA 01867 (Mon-Thu 7:00 AM-5:30 PM, closed Fridays); Permits Coordinator 781-942-6620; Conservation 781-942-6616; Public Health 781-942-9061; Planning/CPDC 781-942-6670 (781-942-6613) before you build. Spot an error?