Bolthole Index

Holmes County, Florida

Building permits, zoning and land rules in Holmes County, Florida

73Index Score / 100
#9 of 67 in Florida

Holmes County, Florida requires a building permit before covered construction, alteration, repair, moving or demolition begins1. The county uses Future Land Use Districts, and allowed uses vary by district and locality23. Tiny houses can qualify as residences, but an RV cannot serve as a permanent home45. Florida DEP handles septic permitting6.

At a glance

Building permit
Required before covered construction work begins1
Land-use rules
Future Land Use Districts control uses; coverage varies by locality23
Septic permits
Florida Department of Environmental Protection67
RV living
No permanent residence; temporary placement is limited to eligible districts58
Tiny homes
Allowed as residential buildings when code, land-use, septic and permit requirements are met4
Minimum home size
No county minimum, but only one single-family residence per parcel9
Owner-builder
Available with direct onsite supervision and limits on use, sale and lease10
Private well
A state water-management district or its delegated authority issues the permit11

Who to call

Building permits

Holmes County Building Department

Building permits, inspections, planning, Future Land Use District questions and flood-zone information for unincorporated Holmes County

850-547-1119

hcbd@holmescountyfl.org

107 E. Virgina Ave. Bonifay Fl. 32425

Online permits →

Septic permits

Florida Department of Environmental Protection Onsite Sewage Program

Septic-system permitting and related duties in Holmes County

850-245-8383

Online permits →

Roads & driveways

Holmes County Road and Bridge Department

County-road driveway culvert permits and county culvert installation

850-547-1119

hcadmin@holmescountyfl.org

107 E Virginia Ave, Bonifay, FL 32425

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Holmes County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Holmes County, Florida?

Yes. Holmes County requires a building permit before construction, enlargement, modification, a change of occupancy, alteration, repair, moving, removal or demolition of covered public and private buildings, structures, facilities and floating residential structures1. Residential construction must comply with the current Florida Building Code: Residential; HUD homes are outside that code, but site-built additions to them must comply12.

Permit fees depend on total project cost, including labor and materials; when labor cost is unknown, the county directs applicants to double material cost, and planning, zoning, state-surcharge and separate subpermit charges may also apply13. A passed inspection documents continuing construction, and a permit expires after 180 days without an approved inspection, subject to a one-time extension of up to 90 days14.

Who issues building permits in Holmes County, and how do you reach them?

The Holmes County Building Department accepts applications at 107 E. Virgina Ave. in Bonifay and can be reached at 850-547-1119 or hcbd@holmescountyfl.org15. The office is open Monday through Friday, beginning at 8 a.m.16 The office closes at 4 p.m.16

The county advises that residential review is faster than commercial review when a submittal is complete16. Inspection requests must arrive by phone or email before 2 p.m. for scheduling on the next business day1615. The same county office provides flood-zone information for unincorporated Holmes County15. Building-permit cost is project-specific, so ask the department to identify the building, planning, zoning, surcharge and subpermit charges that apply to your plans13.

Does Holmes County, Florida have zoning?

Yes. Holmes County uses Future Land Use Districts to determine allowed uses, and the rules vary by district and locality23. The county Land Development Code applies in unincorporated Holmes County and within Esto, Noma, Ponce de Leon and Westville, but that does not establish county control over every incorporated municipality3.

County setbacks for construction are at least 15 feet from the front and rear property lines and at least 10 feet from either side property line, with additional rules next to arterial roads17. Holmes County allows a tiny house as a residential building with no county minimum size, provided it meets the building code and applicable land-use, septic, floodplain and development rules; only one single-family residence is allowed per parcel4. Minimum lot size is not one countywide figure: agricultural density is district-specific, and septic-dependent development must meet the applicable state minimum-lot rule18. We could not confirm a general accessory-dwelling rule; ask the Holmes County Building Department about the parcel and proposed use15.

How do septic permits work in Holmes County?

Florida DEP handles onsite sewage permitting in Holmes County; the county health department stopped doing that work at the end of 2024, and DEP oversight began in 20257. Installing, replacing, repairing, modifying or abandoning an onsite sewage system requires the applicable state permit19.

For a new permit, submit the DEP application, a site plan and the building floor plan through the online portal or by mail20. A site evaluation must assess soil, topography and other conditions; if a private evaluator performs it, the completed evaluation must be uploaded with the application20. Only 11.3% of Holmes County soils rate as having no severe limitation for a conventional septic drain field, so do not price a rural homesite on the assumption that a standard system will work21. Contact the Florida DEP Onsite Sewage Program at 850-245-8383 before finalizing a septic-dependent purchase22.

Can you live in an RV or tiny home on your land in Holmes County?

Holmes County prohibits using an RV as a permanent residential dwelling, requires an RV in use to be in a permitted RV park, and allows extended temporary RV housing during a declared emergency5. Temporary placement of a recreational RV on a parcel in unincorporated Holmes County is limited to the Recreation, Agriculture, Rural Residential and Crossroads Mixed Use districts8. Recreational camping does not authorize an RV as a permanent residence235.

A tiny house can be used as a residential building in Holmes County when it meets the Florida Building Code and applicable Future Land Use District, septic, floodplain and development requirements4. Holmes County has no minimum residential-building size, but allows only one single-family residence per parcel4. Manufactured or mobile homes follow separate rules: they are allowed only in specified districts, and placement requires a permit, licensed installer and county setup inspection24.

What are the steps to build a home in Holmes County?

  1. Ask the Holmes County Building Department to confirm the parcel's Future Land Use District, allowed residential use, setbacks and flood-zone status22515.
  2. If you will act as your own contractor, complete the owner-builder affidavit and provide direct onsite supervision; the residence or farm outbuilding must be for your own use or occupancy rather than construction for sale or lease10.
  3. Arrange water and wastewater approvals; Florida DEP requires the septic application, site plan, floor plan and site evaluation for a septic-dependent project20.
  4. If access needs a new driveway culvert on a county road, obtain the county culvert permit before installation2627.
  5. Submit the building application and project valuation to the Holmes County Building Department, accounting for separately sold subpermits1613.
  6. Request each inspection before 2 p.m. for next-business-day scheduling and avoid a 180-day gap without an approved inspection1415.

What should you check before buying land in Holmes County?

Start with the Future Land Use District because allowed uses vary by parcel and locality3. If land will be divided, get county review before purchase: subdivision improvements, including stormwater work, apply when 3 or more lots are created, and cumulative divisions can trigger platting28. Immediate-family homes may qualify for agricultural-density or Family Homestead exceptions, but only when the stated family, residence, land and ownership conditions are met1828.

Treat septic feasibility as a purchase contingency because only 11.3% of county soils rate without severe limitations for a conventional drain field21. Septic-dependent development must also satisfy the applicable state minimum-lot requirement18. Verify flood elevation, legal access and the county setbacks before closing2917. New county-road driveway culverts require a $25 permit; county installation costs $300, with the requester buying and delivering the pipe26. Holmes County's effective property-tax rate is about 0.5%, and the median annual property-tax bill is $5273031.

Watch-outs

  • Holmes County's residential plan-review fee becomes $300 on October 1, 2026; confirm the current total with the Building Department because other planning, zoning, surcharge and subpermit charges may apply1315.
  • A flood-zone mobile home in unincorporated Holmes County needs an engineered foundation and an elevation certificate at final inspection29.
  • Temporary recreational RV placement is limited to eligible Future Land Use Districts, and Holmes County does not allow an RV as a permanent dwelling85.

Sources

  1. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  2. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  3. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  4. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  5. Holmes County Comprehensive Plan | Vision 2045: How We Grow, quoted and re-checked
  6. Florida DEP - Onsite Sewage Program FAQ (Permitting Counties) (2026 county census)
  7. Onsite Sewage Disposal – Florida Department of Health in Holmes County, quoted and re-checked
  8. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  9. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  10. Owner/Builder Permit Affidavit, quoted and re-checked
  11. Water Well Contractor Licensing and Permitting (Florida statewide rule), quoted and re-checked
  12. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  13. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  14. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  15. Holmes County Building Department (holmescountyfla.com)
  16. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  17. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  18. Holmes County Land Development Regulations – Updated 2009, quoted and re-checked
  19. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  20. Onsite Sewage FAQ – Permitting, quoted and re-checked
  21. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  22. Florida Department of Environmental Protection Onsite Sewage Program (holmes.floridahealth.gov)
  23. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  24. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  25. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  26. Road and Bridge – Holmes County Board of County Commissioners, quoted and re-checked
  27. Holmes County Road and Bridge Department (holmescountyfla.com)
  28. Holmes County Comprehensive Plan | Vision 2045: How We Grow, quoted and re-checked
  29. Building/Planning/Zoning – Holmes County Board of County Commissioners, quoted and re-checked
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Holmes County requires a building permit for a home.

RuleHolmes CountyWashington CountyWalton CountyJackson CountyBay CountyOkaloosa CountyCalhoun County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesNoYesYesYes
Septic permitsFDEPFDEPFL Dept. of Env. ProtectionFDEPFDEPFL Dept. of Env. ProtectionFDEP

County locator

Holmes County in Florida

73
County map
Holmes County highlighted among the Florida counties · colored by Index score

How Holmes County scores

Seclusion56100% ev.
Self-Sufficiency70100% ev.
Admin Boringness44100% ev.
Durability54100% ev.
Property Autonomy91100% ev.
Carry Cost8594% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$189kTypical home
0.5%Property tax
$4,558Land / acre
60.4"Annual rain
14.4% of yrsSevere drought
12.6 / yr (+11.7)Mid-century 100°F days
16.3 daysMid-century dry spell
3.01" (+3%)Mid-century 1-day rain
1.19×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
22,820People within 30 min
1,635,640People within 2 hr
35,499Radius comparison (15 mi)
41.6People / sq mi
0.1%Federal land
100%Land at 15% slope or less
11.3%Soils rated "not limited" for septic (strict USDA rating)
34,001 acWorkable land screen
76.4%Wooded land
47.1 tonsBiomass / forest ac
67°FAvg temp

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Cities and towns in Holmes County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Bonifay · Town of Esto · Town of Noma · Town of Ponce de Leon · Town of Westville

Answers from the rulebook for Holmes County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Holmes County rules

  • Building permitRequired

    Public and private buildings, structures, facilities, and floating residential structures in Holmes County.

    • A permit is required before the listed construction activities begin.
    • Subpermits are sold separately.
    “FBC 102.2 A building permit is needed to construct, enlarge, modification, change of occupancy, alter, repair, move, remove or demolish of every public and private building, structure, facility or floating residential structure”
  • Owner-builder exemptionAvailable (with conditions)

    Owner-builder building permits issued through the Holmes County Building Department.

    • The owner must provide direct, onsite supervision.
    • The exemption covers building or improving a one-family or two-family residence or farm outbuilding.
    • A commercial building is covered only when costs do not exceed $25,000.
    • The building or residence must be for the owner's own use or occupancy and may not be built or substantially improved for sale or lease.
    • Sale or lease within one year after completion is presumed to violate the exemption.
    • The owner may not hire an unlicensed person to act as contractor or supervise workers.
    • Construction must comply with applicable laws, ordinances, building codes, and zoning regulations.

    commercial building cost ceiling: <= 25000 USD (The affidavit states the commercial building may be built or improved provided costs do not exceed $25,000.) · presumed sale-or-lease period: <= 1 year (Sale or lease within one year after construction is complete creates the stated presumption.)

    “You must provide direct, onsite supervision of the construction yourself. You may build or improve a one-family or two-family residence or a farm outbuilding.”
    One more reviewed finding on this topic
    • Available (with conditions) — Owners applying for a Holmes County building permit under the Florida statutory owner-builder exemption.
      “The exemption allows you, as the owner of your property, to act as your own contractor with certain restrictions even though you do not have a license.”
  • Building code adoptedAdopted (with conditions)

    Residential construction in Holmes County.

    • All residential construction must meet the current Florida Building Code: Residential.
    • HUD homes are not subject to the Florida Building Code, but site-built additions must meet the Florida Building Code, Residential.
    “All residential construction shall meet the current Florida Building Code: Residential.”
  • InspectionsRequired

    Permitted construction and development work in Holmes County.

    • Inspection requests may be called in or emailed and must be received before 2 p.m. for next-business-day scheduling.
    • A valid passed inspection is required to verify ongoing construction; a permit expires after 180 days without an approved inspection, subject to a one-time extension of up to 90 days.
    “It is required to obtain a valid passed inspection to verify ongoing construction. If 180 days elapse without an approved inspection, your permit expires.”
  • County-wide zoningPresent (with conditions)

    Holmes County land-use regulation through Future Land Use Districts and the Holmes County Unified Land Development Code in unincorporated Holmes County and the corporate limits of Esto, Noma, Ponce de Leon, and Westville.

    • Allowed uses depend on the Future Land Use District applicable to the parcel.
    • The Land Development Code applies to unincorporated Holmes County and the corporate limits of the Towns of Esto, Noma, Ponce de Leon, and Westville.
    • The Code contains exceptions for previously issued development permits, previously approved development orders, and vested-rights permits.
    • No development may be undertaken without prior authorization pursuant to the Code, subject to the stated exceptions.
    “Holmes County only utilizes Future Land Use Districts to determine allowed uses for parcels. You can find the Future Land Use Map on this webpage.”
  • Local zoningVaries (with conditions)

    Aggregate local land-use controls administered through Holmes County's Future Land Use District system and county Land Development Code.

    • Allowed uses vary by the Future Land Use District containing the parcel.
    • The Land Development Code applies to unincorporated Holmes County and the corporate limits of the Towns of Esto, Noma, Ponce de Leon, and Westville.
    • The cited code scope does not establish that the county code governs every incorporated municipality in Holmes County.
    • Development requires prior authorization under the Land Development Code, subject to the code's stated exceptions for previously issued permits, previously approved development orders, and vested rights.
    “Allowed uses for parcels vary depending on which Future Land Use District the parcel is located in.”
    2 more reviewed findings on this topic
    • Varies (with conditions) — Aggregate local land-use regulation across Holmes County, including county unincorporated areas and the incorporated towns identified in the county Land Development Regulations.
      “Allowed uses for parcels vary depending on which Future Land Use District the parcel is located in.”
    • Varies (with conditions) — Aggregate local land-use controls across Holmes County, including parcel-specific Future Land Use Districts and the county code’s stated coverage of unincorporated areas and the Towns of Esto, Noma, Ponce de Leon, and Westville.
      “Allowed uses for parcels vary depending on which Future Land Use District the parcel is located in. You can find the Future Land Use Districts and their allowed uses in the Holmes County Comprehensive Plan, located here:”
  • Zoning districtsPublished (with conditions)

    Future Land Use Districts governing parcel uses in unincorporated Holmes County.

    • The county directs users to the Future Land Use Map and Comprehensive Plan for district-specific allowed uses.
    • Allowed uses vary by district.
    “You can find the Future Land Use Districts and their allowed uses in the Holmes County Comprehensive Plan, located here:”
  • Minimum dwelling sizeNone

    Residential buildings in unincorporated Holmes County.

    • Only one single-family residence is allowed per parcel.
    • Residential construction must meet the current Florida Building Code: Residential.
    “There are no minimum size requirements for residential buildings in Holmes County, but only one single-family residence is allowed per parcel.”
  • Minimum lot sizeDistrict specific (with conditions)

    Development in Holmes County land-use districts, including agricultural development and development using on-site sewage disposal systems.

    • Developments using on-site sewage disposal systems must comply with the minimum lot size requirements in Rule 10D-6, F.A.C.
    • Agricultural densities are contained in the Agricultural Densities Table.
    • Property developed or subdivided for immediate family members related by blood, marriage, or adoption for a primary residence is not limited to the minimum lot sizes in the Agricultural Densities Tables; a single-family residence may be developed on a smaller lot up to the maximum gross density permitted under HRS/environmental health guidelines and permits for wells and septic tanks.

    applicable state minimum-lot-size rule: Rule 10D-6, F.A.C. (Family-primary-residence exception described in the county code.)

    “However, developments that use on-site sewage disposal systems must comply with the minimum lot size requirements set forth in Rule 10D-6, F.A.C.”
  • SetbacksSpecified

    Construction in Holmes County, including septic tanks, additions, and storage buildings.

    • Minimum front and rear setbacks are 15 feet from property lines.
    • Minimum side setbacks are 10 feet from either property line.
    • Additional setbacks apply to parcels adjacent to arterial roadways under Section 6.01.05 of the Land Development Regulations.

    front setback: >= 15 feet · rear setback: >= 15 feet · side setback: >= 10 feet

    “County Ord. #88-02 requires all construction in Holmes County: 1. Minimum of at least 15 feet from the front & rear property lines. 2. Minimum of at least 10 feet from either side of the property lines.”
  • Building heightSpecified

    Buildings in unincorporated Holmes County.

    • Any building taller than three stories requires approval from the Board of County Commissioners.

    height threshold: > 3 stories (Board of County Commissioners approval required.)

    “Any building taller than three (3) stories requires approval from the Board of County Commissioners.”
  • Living in an RVProhibited

    Use of an RV as a permanent or primary residential dwelling in Holmes County Future Land Use categories.

    • The comprehensive plan provides an exception for extended temporary housing during a declaration of emergency.
    • While in use, RVs must be located in a permitted RV park.
    “Policy 1.1.6: Recreational Vehicles (RVs), as defined by Section 320.01, Florida Statutes, shall not be allowed as permanent residential dwelling units in any Future Land Use category. While in use, RVs must be located in a permitted RV park. RVs may be used for extended temporary housing during a declaration of emergency.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Temporary recreational RV placement on parcels in unincorporated Holmes County.
      “Recreational RVs can be placed on any parcels located in unincorporated Holmes County within Recreation, Agriculture, Rural Residential, and Crossroads Mixed Use Future Land Use Districts.”
  • Camping on your landLimited

    Recreational camping and commercial glamping on parcels in unincorporated Holmes County.

    • Recreational camping is limited to Recreation, Agriculture, Rural Residential, and Crossroads Mixed Use districts.
    • Commercial glamping and commercial campgrounds require a Development Order and are limited to Agriculture, Rural Residential, and Crossroads Mixed Use districts.
    “Recreational camping is allowed on parcels located in the following Future Land Use Districts: Recreation, Agriculture, Rural Residential, and Crossroads Mixed Use. Commercial Glamping/Commercial Campgrounds will require a Development Order and are allowed in the following districts: Agriculture, Rural Residential, and Crossroads Mixed Use.”
  • Tiny homesAllowed (with conditions)

    Tiny houses used as residential buildings in Holmes County.

    • There are no minimum size requirements for residential buildings.
    • Only one single-family residence is allowed per parcel.
    • All residential construction shall meet the current Florida Building Code: Residential.
    • Other Future Land Use District requirements and applicable septic, floodplain, and development rules still apply.
    “There are no minimum size requirements for residential buildings in Holmes County, but only one single-family residence is allowed per parcel.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Tiny residential houses in Holmes County where treated as residential buildings.
      “There are no minimum size requirements for residential buildings in Holmes County, but only one single-family residence is allowed per parcel. All residential construction shall meet the current Florida Building Code: Residential. Coordinate with the Holmes County Building Department for additional information.”
  • Manufactured homesLimited

    Manufactured/mobile-home placement and occupancy in unincorporated Holmes County.

    • Manufactured/mobile homes may be placed only in Agriculture, Rural Residential, Crossroads Mixed Use, Low Density Residential, and Medium Density Residential Future Land Use Districts.
    • Mobile-home parks are limited to Medium Density Residential.
    • Installation requires a permit and licensed installer; setup is inspected by the building department.
    • HUD homes are not subject to the Florida Building Code, but site-built additions must meet it.
    “Manufactured/Mobile homes can be placed on parcels located in the following Future Land Use Districts: Agriculture, Rural Residential, Crossroads Mixed Use, Low Density and Medium Density Residential Future Land Use Districts.”
  • Agricultural exemptionConditional

    Agricultural-density treatment for property developed or subdivided for immediate family members' primary residences.

    • The property must be developed or subdivided for immediate family members related by blood, marriage, or adoption.
    • The family member may develop a single-family residence on a smaller lot up to the maximum gross density permitted under health and environmental guidelines and well/septic permits.
    “Property developed or subdivided for the use of immediate family members related by blood, marriage or adoption, for the use as their primary residence shall not be limited to the minimum lot sizes contained in the Agricultural Densities Tables.”
  • Subdividing landRegulated (with conditions)

    Subdivision and lot creation in unincorporated Holmes County.

    • A subdivision plat is required as applied to Florida Statutes.
    • Subdivision improvements, including stormwater improvements, are required when three or more lots are created.
    • A cumulative division of property that meets the threshold requires a subdivision plat.
    • A Family Homestead Subdivision Exception may be approved for a legally created lot or parcel only when the land is designated Agriculture, is not within a platted subdivision, the grantor and grantee satisfy the listed family relationship, the use is residential, the dwelling is the grantee's homestead, the grantee is at least eighteen years old, and the grantee retains ownership for at least five years with the requirement recorded in deed restrictions.
    • The Land Development Code applies to unincorporated Holmes County and the corporate limits of the Towns of Esto, Noma, Ponce de Leon, and Westville.

    lots created triggering subdivision improvements: >= 3 lots (The comprehensive plan also states that a subdivision plat is required as applied to Florida Statutes.) · minimum grantee age for Family Homestead Subdivision Exception: >= 18 years · minimum ownership period for Family Homestead Subdivision Exception: >= 5 years (Must be recorded in conveyance deed restrictions.)

    “Policy 1.1.7: A subdivision plat is required as applied to Florida Statutes. Subdivision improvements shall be required when three (3) or more lots are created. This shall include stormwater improvements.”
  • Driveway accessLimited

    New driveway culverts on county roads in Holmes County.

    • A county culvert permit is required for every person, business, or organization requesting a new driveway culvert.
    • The permit fee is $25.
    • County installation carries a $300 installation fee, and the requester is responsible for purchasing and delivering the culvert pipe.

    culvert permit fee: 25 USD · county installation fee: 300 USD (When the county installs a new or replacement driveway culvert.)

    “Every person, business or organization who request a new driveway culvert is required to purchase a culvert permit from the County. The permit fee is $25.00.”
  • Building in a floodplainRequired

    Construction and development in flood zones in unincorporated Holmes County.

    • The final elevation must be two feet above base elevation.
    • An elevation certificate is required before the structure goes vertical and at final inspection.
    • Mobile homes in a floodplain require an engineered foundation and elevation certificate at final inspection.

    elevation above base elevation: >= 2 feet

    “The Holmes County floodplain ordinance requires the final elevation to be two foot above base elevation. An elevation certificate is required before the structure goes vertical and at the final.”
  • Permit feesVariable (with conditions)

    Building permits issued by Holmes County.

    • Building permit cost is based on total project cost, including labor and materials.
    • If labor cost is unknown, the county states to double material cost.
    • Planning and zoning fees and a state surcharge may apply; subpermits are sold separately.
    • The county page announces residential plan-review fees of $300 and commercial plan-review fees of $500 effective October 1, 2026.
    “Building permit cost is determined by the total cost of the project, both labor and materials. If labor cost is unknown then simply double the cost of the materials. There may be planning and zoning fees as well as a state surcharge fee. Sub permits are sold separately.”
  • Permit processPartial

    Building permit application and inspection process in Holmes County.

    • Applications are made at the Holmes County Building Department, 107 E. Virginia Ave., Bonifay, Monday through Friday, 8 a.m. to 4 p.m.
    • Complete residential submittals may take up to seven days; commercial projects may take fourteen days or longer.
    • Inspection requests must be called in or emailed before 2 p.m. for next-business-day scheduling.
    “Apply at the Holmes County Building Department located within the Holmes County Board of County Commissioners office 107 E. Virgina Ave. Bonifay Fl. 32425. Our hours are from 8 a.m. until 4 p.m., Monday through Friday.”

Florida rules that apply here

  • Certificate of occupancyRequired

    Projects using Florida’s private-provider building-code inspection process after completion of required inspections.

    • The applicant must submit a request for a certificate of occupancy or certificate of completion, the private provider’s certificate of compliance, all other government approvals required by law, and outstanding fees.
    • The local building official must issue the certificate or identify incomplete forms or documents within 10 business days, or within 2 business days for a permit relating to a single-family or two-family dwelling.
    • If the official does not provide timely notice of incomplete forms or documents, the request is automatically granted and deemed issued on the next business day; the written certificate must then be provided within 10 days.

    local official response deadline: 10 business days (2 business days for a permit relating to a single-family or two-family dwelling) · automatic issuance timing after missed deadline: next business day · written certificate after automatic issuance: 10 days

    “the local building official shall issue the certificate of occupancy or certificate of completion”
  • Accessory dwellingsLimited

    Accessory dwelling units in Florida areas zoned for single-family residential use, where the applicable county or municipality adopts an ordinance allowing them.

    • Florida law authorizes but does not itself require every county or municipality to allow accessory dwelling units under this section.
    • The unit must be an ancillary or secondary living unit with a separate kitchen, bathroom, and sleeping area, within the same structure or on the same lot as the primary dwelling.
    • A building permit application must include an affidavit that the unit will be rented at an affordable rate to an extremely-low-income, very-low-income, low-income, or moderate-income person or persons.

    affordable rent and utilities: <= not more than 30 percent of applicable median adjusted gross annual income

    “A local government may adopt an ordinance to allow accessory dwelling units in any area zoned for single-family residential use.”
  • Who permits septicMixed (with conditions)

    Florida's statewide OSTDS program, including permitting, inspections, and enforcement.

    • DEP has statewide responsibility for implementing and enforcing Florida OSTDS laws and rules.
    • DEP permitting and inspections have transitioned for 16 Panhandle counties and Marion County.
    • Outside the transitioned counties, local county health departments continue handling septic permitting and inspections.
    • The FAQ states that transition of the remaining 50 counties depends on legislative approval.
    “DEP is permitting OSTDS in Northwest Florida and Marion County. The transition of the remaining 50 counties will occur depending on legislative approval.”
    3 more reviewed findings on this topic
    • State (with conditions) — Holmes County onsite sewage permitting and related duties administered by the Florida Department of Environmental Protection.
      “Effective Tuesday, December 31, 2024, DOH-Holmes will no longer be responsible for septic system permitting. Beginning Thursday, January 2, 2025, the Florida Department of Environmental Protection will oversee these duties in Holmes County.”
    • Mixed — Statewide onsite sewage treatment and disposal system permitting and enforcement in Florida.
      “During the transition period, applicants will apply for permits and services in two separate ways, depending on in which county they are requesting a permit.”
    • Mixed — Statewide OSTDS regulation, enforcement, permitting, and inspection in Florida.
      “The Onsite Sewage Treatment and Disposal System (OSTDS) permitting program has implemented the first phase of the transition from the Florida Department of Health (DOH) to the Florida Department of Environmental Protection (DEP). DEP is permitting OSTDS in Northwest Florida and Marion County. The transition of the remaining 50 counties will occur depending on legislative approval.”
  • Septic permitRequired

    Construction, installation, modification, abandonment, or repair of an OSTDS or septic tank system in Florida.

    • The official application information states that a permit application is required by Florida law for any OSTDS or septic tank system.
    • Permitting authority and application submission location depend on the county.
    • DEP permits in the transitioned counties; local county health departments issue permits elsewhere.
    • A site evaluation and required application materials are part of the process.
    • Many counties may have local ordinances exceeding state OSTDS requirements.
    “A permit application for any onsite sewage treatment and disposal (OSTDS or septic tank) system is required by Florida law.”
    2 more reviewed findings on this topic
    • Required — Construction of septic tanks and other onsite sewage treatment and disposal systems in Holmes County.
      “To apply for a permit, download and complete an Application Form (DEP4015, page 1), complete a Site Plan (DEP4015, page 2), obtain a copy of the building’s floor plan and use the new online permit and service request portal to complete the application.”
    • Required — Installing, replacing, repairing, modifying, or abandoning an onsite sewage treatment and disposal system in Florida.
      “the department shall issue permits for the construction, installation, modification, abandonment, or repair of onsite sewage treatment and disposal systems”
  • Septic inspectionRequired

    OSTDS construction and final-installation approval statewide.

    • Department or authorized private-provider inspection is used for construction approval.
    • Private-provider inspection is optional for owners or contractors with owner authorization; the department retains final review and approval.
    • Private-provider inspection results must be submitted within 7 calendar days, with required photographs and a $35 inspection-review fee for each report resulting in construction approval.

    private-provider result submission deadline: 7 calendar days · inspection review fee: 35 USD per inspection report resulting in construction approval

    “As of July 1, 2022, owners or contractors with owner authorization have the option to hire a private provider to perform inspections of onsite sewage treatment and disposal systems (OSTDS).”
  • Well permitLimited

    Construction, repair, or abandonment of drinking-water wells in Florida.

    • The five water management districts typically oversee drinking-water well construction, repair, and abandonment.
    • Some water management districts delegate well permitting to county health departments or other local agencies.
    • The Florida Department of Environmental Protection establishes statewide water-well construction requirements through section 373.309 and Chapter 62-532, F.A.C.
    • County health departments delegated to perform well permitting include Baker, Brevard, Broward, Clay, Miami-Dade, Flagler, Glades, Hendry, Highlands, Indian River, Lake, Marion, Martin, Nassau, Okeechobee, Orange, Osceola, Palm Beach, Putnam, St. Lucie, Sarasota, and Volusia.
    • Well-contractor licensure is distinct from any construction permit requirement; licensed water-well contractors are required for persons engaging in the business of constructing, repairing, or abandoning wells.
    “The construction, repair, or abandonment of drinking water wells is typically overseen by the five water management districts. Some of these districts have delegated authority to county health departments or other local agencies.”
    2 more reviewed findings on this topic
    • Required — Construction, repair, or abandonment of water wells in Florida.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
    • Required — Construction, repair, or abandonment of any water well statewide.
      “Additionally, a permit must be obtained from the appropriate WMD or its delegated permitting authority prior to the construction, repair or abandonment of any water well.”
  • Mandatory utility hookupConditional

    Existing onsite sewage treatment and disposal systems when an available publicly owned or investor-owned sewerage system exists.

    • A properly functioning OSTDS, excluding an approved onsite graywater system, must connect within 365 days after written notification that the sewerage system is available.
    • The sewerage system must provide at least one year’s advance notice of anticipated availability and notify the owner that connection will be required within one year of actual availability.
    • An OSTDS needing repair or modification to function sanitarily or comply with applicable law must connect within 90 days after written notification from the department.
    • In hardship cases, the department may approve one extension of not more than 90 days.
    • A sewerage system may waive mandatory connection with department approval when connection is not required in the public interest due to public-health considerations.
    • A local government or water-and-sewer district may grant a variance for a properly functioning, department-permitted performance-based OSTDS, but is not required to do so in the listed protected areas.

    connection deadline for properly functioning system: 365 days (After written notification of availability.) · connection deadline for system needing repair or modification: 90 days (One hardship extension of not more than 90 days may be approved.) · advance notice of anticipated availability: >= 1 year · maximum installment period for prepaid connection charges: <= 2 years · maximum hardship installment period for investor-owned sewer connection fee: <= 5 years (Requires local governing body determination of financial hardship.)

    “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
    2 more reviewed findings on this topic
    • Conditional — Existing properly functioning OSTDS when a publicly owned or investor-owned sewerage system becomes available, and systems needing repair or modification.
      “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
    • Conditional — Existing properly functioning OSTDS when an available publicly owned or investor-owned sewerage system becomes available.
      “The owner of a properly functioning onsite sewage treatment and disposal system, excluding an approved onsite graywater system, must connect the system or the building’s plumbing to an available publicly owned or investor-owned sewerage system within 365 days after written notification by the owner of the publicly owned or investor-owned sewerage system that the system is available for connection.”
  • Short-term rentalsLimited

    Vacation rentals in Florida.

    • A local law, ordinance, or regulation may not prohibit vacation rentals or regulate their duration or frequency.
    • The preemption does not apply to local laws, ordinances, or regulations adopted on or before June 1, 2011.
    • The preemption does not apply to a local law, ordinance, or regulation exclusively relating to property valuation as a criterion for vacation rental when approval by the state land planning agency is required under an area of critical state concern designation.
    • Local governments retain authority to inspect public lodging establishments for Florida Building Code and Florida Fire Prevention Code compliance.

    grandfather date: June 1, 2011 (local law, ordinance, or regulation adopted on or before this date)

    “A local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011.”
  • Campground & park staysAllowed (with conditions)

    Occupancy of recreational vehicles as transient accommodations in Florida recreational vehicle parks and recreational camps regulated by Chapter 513.

    • The park or camp must obtain a permit from the Florida Department of Health before establishment or operation.
    • The permit must be renewed annually.
    • This claim does not establish statewide private-land zoning permission outside regulated parks or camps.

    park/camp permit renewal: annually

    “a recreational vehicle park that rents to transient guests”
  • county zoning authorityGeneral

    Florida counties' authority to establish, coordinate, and enforce zoning, including zoning of unincorporated county areas, subject to general and special law.

    • The county power is subject to general or special law.
    • The zoning and business regulations may not include the prohibitions in Florida Statutes § 377.8161.
    • This statewide authority grant does not identify a population threshold, named-county limitation, lake, military-base, reservoir, or similar geographic limitation.
    “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public”
    One more reviewed finding on this topic
    • General — Florida counties adopting and enforcing zoning regulations for county territory, including unincorporated areas.
      “Establish, coordinate, and enforce zoning and such business regulations as are necessary for the protection of the public, to the extent such zoning and business regulations do not include the prohibitions in s. 377.8161.”
  • county building authorityGeneral

    Florida counties requiring building permits and enforcing the Florida Building Code for residential and other construction within county territory outside incorporated municipalities.

    • The board of county commissioners may enforce the Florida Building Code and Florida Fire Prevention Code and may adopt local technical amendments at its discretion.
    • The authority described in § 125.56(1) applies within county territory outside the corporate limits of any municipality.
    • After adoption of the applicable code or amendment, construction, erection, alteration, repair, securing, or demolition requires a permit from the appropriate county authority, subject to reasonable fees.
    • An adopted amendment remains in force throughout the county's unincorporated area until otherwise notified by the Florida Building Commission or State Fire Marshal.
    • A county may provide a schedule of reasonable inspection fees and employ building-code inspectors and other necessary personnel.
    “The board of county commissioners of each of the several counties of the state may enforce the Florida Building Code and the Florida Fire Prevention Code as provided in ss. 553.80, 633.206, and 633.208 and, at its discretion, adopt local technical amendments to the Florida Building Code as provided in s. 553.73(4) and local technical amendments to the Florida Fire Prevention Code as provided in s. 633.202 to provide for the safe construction, erection, alteration, repair, securing, and demolition of any building within its territory outside the corporate limits of any municipality.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot coverage in unincorporated Holmes County.
  • Off-grid sanitation — Alternative or off-grid sanitation systems in Holmes County.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Holmes County, Florida

Is Holmes County a good place to live off-grid or homestead?

Holmes County scores 73/100 on the Bolthole Index, a strong county profile. Its strengths: a stronger property-autonomy legal backdrop and manageable long-term carry cost.

Do you need a building permit in Holmes County, Florida?

Holmes County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Florida Department of Environmental Protection (FDEP), Onsite Sewage Program. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Holmes County?

Living in an RV on your own land in Holmes County is prohibited: Use of an RV as a permanent or primary residential dwelling in Holmes County Future Land Use categories. The comprehensive plan provides an exception for extended temporary housing during a declaration of emergency. While in use, RVs must be located in a permitted RV park. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Holmes County, Florida?

Land in Holmes County runs about $4,558 per acre, based on the latest county data.

What is the water situation in Holmes County?

Holmes County gets about 60.4" of rain a year, with severe drought in roughly 14.4% of years.

How remote is Holmes County?

A representative private-land location has about 22,820 people within a 30-minute drive and 1,635,640 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Holmes compares in Florida

Compare side-by-side →See all 67 Florida counties ranked →