Bolthole Index

Miami-Dade County, Florida

Building permits, zoning and septic rules in the Town of Cutler Bay, Florida

The Town of Cutler Bay, in Miami-Dade County, Florida, runs its own Building Division, which handles building permits, plan review and inspections inside town limits1. Zoning comes from the town's Planning & Zoning Division and its land development regulations23. Living in a parked RV on a residential lot is prohibited4. Septic permits are a county-level matter: the Florida Department of Health in Miami-Dade County5.

At a glance

Building permits
Issued by the Town of Cutler Bay Building Division1
Zoning
Town zoning districts under the town's land development regulations32
Septic permits
Florida Department of Health in Miami-Dade County5
Living in an RV
Prohibited on a residential site4
Manufactured homes
Not allowed in the town6
Minimum home size
1,700 sq ft in ER; 1,200 sq ft in SR78
Minimum lot area
15,000 sq ft in ER; 7,500 sq ft in SR910

Who to call

Building permits

Town of Cutler Bay Building Division

Building plan review, building permits, inspections and certificates of occupancy inside Cutler Bay town limits

(305) 234-4262

inspections@cutlerbay-fl.gov

10720 Caribbean Boulevard, Suite 105 Cutler Bay, FL 33189

Online permits →

Zoning

Town of Cutler Bay Planning & Zoning Division

Zoning plan review, zoning information and interpretations, variances and use determinations inside Cutler Bay town limits

(305) 234-4262

10720 Caribbean Boulevard, Suite 105 Cutler Bay, FL 33189

Septic permits

Florida Department of Health in Miami-Dade County (Onsite Sewage Tanks and Disposal Systems)

Permits and inspects onsite sewage treatment and disposal systems (septic) in Miami-Dade County

786-654-6620

hrsdoh@flhealth.gov

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in Town of Cutler Bay means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Cutler Bay, Florida?

Yes. The Town of Cutler Bay's Building Division states that a permit is required to construct, enlarge, alter, repair, move or demolish a building or structure, or to install electrical, gas, mechanical or plumbing systems1. Inside Cutler Bay, the town's own Building Division reviews plans, issues building permits, runs inspections and issues certificates of occupancy1. Florida's statewide building code applies in the town11.

Miami-Dade County's building permit counter covers unincorporated land only; a lot inside Cutler Bay town limits goes to the town12. Owner-builder permits exist under Florida law for a one-family or two-family home you will live in yourself13; ask the Building Division how it handles them, since we could not confirm the town's own owner-builder process.

Who issues building permits in Cutler Bay, and how do you reach them?

The Town of Cutler Bay Building Division issues building permits inside town limits1. Reach the office through Town Hall at 10720 Caribbean Boulevard, Suite 105, Cutler Bay, FL 33189, or call (305) 234-42621. Inspection requests can be emailed to inspections@cutlerbay-fl.gov1. The town also runs an online permit request and search system for permit status and inspections1.

Zoning review happens in the same building: the Planning & Zoning Division provides zoning plan review, zoning information and interpretations2. The town lists zoning review and inspections for building permits among its services2. We could not confirm the town's current building permit fee schedule, so ask the Building Division for fees before you budget.

Does Cutler Bay have zoning, and what does it mean for lots, setbacks and home size?

Cutler Bay adopts its own zoning districts in Chapter 3 of the town code, Land Development Regulations3. The town is divided into zoning districts, and we reviewed the residential ER (Estate Residential) and SR (Single-family Residential) districts in detail14.

In the ER district, the minimum lot area is 15,000 square feet9 and the minimum home size is 1,700 square feet7. Principal structures need setbacks of 25 feet in front, 15 feet on a side street, 10 feet on an interior side and 25 feet in the rear15. Maximum height is 35 feet and 2 stories16.

In the SR district, the minimum lot area is 7,500 square feet10 and the minimum home size is 1,200 square feet8. Principal structure setbacks are 25 feet front, 15 feet side street, 5 feet interior side and 15 feet rear17. Maximum height is 35 feet and 2 stories18.

Impervious surface coverage tops out at 50 percent in ER19 and 60 percent in SR20. In ER, no more than 25 percent of a lot's frontage can be covered by asphalt, concrete or pavers, driveway included21. Lots platted before the ER article was adopted cannot be subdivided22. Confirm your parcel's district with the Planning & Zoning Division2.

How do septic permits work in Cutler Bay?

Septic permits for Miami-Dade County come from the Florida Department of Health in Miami-Dade County, not from the town's Building Division5. The county health department states it continues to handle permitting and inspection for septic tanks5. Florida law requires a permit to install, replace, repair, modify or abandon a septic system23.

We could not confirm any Cutler Bay-specific septic rule, so call the health department at 786-654-6620 before you rely on septic for a lot inside town limits5. Soil matters here: USDA rates 0% of Miami-Dade County's soils as not limited for a conventional drain field, so expect a site evaluation and often an engineered system24. Wells for drinking water also need approval, with Miami-Dade County requiring Florida Department of Health approval for private wells where public water is unavailable25.

Can you live in an RV, tiny home or manufactured home in Cutler Bay?

No, not in a parked RV on a residential lot. Cutler Bay's code says RVs parked on a site may not be used for living or sleeping quarters4. Only one RV is allowed per site, stored behind the front building line, up to 30 feet long, and guest parking is capped at 14 days4. In flood hazard areas, a temporary RV must be on site fewer than 180 consecutive days or be fully licensed and ready for highway use26.

The town's code also states that manufactured homes are not allowed in the town6. Camping in town parks needs the parks department director's authorization27. We could not confirm a town rule for tiny homes or accessory dwelling units, so ask the Planning & Zoning Division2.

Building a home in Cutler Bay: the steps, in order

  1. Confirm the lot's zoning district, setbacks and any subdivision limits with the Planning & Zoning Division at (305) 234-42622.
  2. Settle sewer or septic: call the Florida Department of Health in Miami-Dade County at 786-654-6620 about septic permitting5.
  3. Apply for building permits through the town's Building Division, which reviews plans under the Florida Building Code1.
  4. Schedule inspections during construction; requests go to inspections@cutlerbay-fl.gov1.
  5. Get the certificate of occupancy from the Building Division before moving in1.

What stays with Miami-Dade County, and what to check before you buy in Cutler Bay

Septic permits and private-well approval stay with the county and state health offices, not the town525. For land outside Cutler Bay town limits, see the Miami-Dade County page, where the county's own building and zoning offices apply.

Before you buy, check flood exposure, because the town's floodplain chapter sets extra limits for flood hazard areas26. Typical home value in Miami-Dade County is $522,60128, the county's effective property tax rate is 0.8%29, and a typical home insurance premium runs about $7,089 per year30.

Watch-outs

  • Cutler Bay's code says manufactured homes are not allowed in the town, so a lot here cannot take one6.
  • Do not search Miami-Dade County's permit counter for a Cutler Bay address: the town's Building Division handles building permits inside town limits1.
  • We could not confirm Cutler Bay's owner-builder process, permit fees or tiny-home and accessory-dwelling rules, so ask the Building Division and Planning & Zoning Division at (305) 234-42621.

Sources

  1. Town of Cutler Bay Building Division (cutlerbay-fl.gov)
  2. Town of Cutler Bay Planning & Zoning Division (cutlerbay-fl.gov)
  3. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  4. Cutler Bay Code Sec. 3-171 Recreational vehicle storage (Town of Cutler Bay), quoted and re-checked
  5. Florida Department of Health in Miami-Dade County (Onsite Sewage Tanks and Disposal Systems) (miamidade.floridahealth.gov)
  6. Cutler Bay Code Sec. 18-122 Manufactured homes (Town of Cutler Bay), quoted and re-checked
  7. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  8. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  9. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  10. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  11. Florida Statutes § 553.73 — Florida Building Code (Florida statewide rule), quoted and re-checked
  12. Homeowners General Permit Information (2026 county census)
  13. 2026 Florida Statutes § 489.103, Exemptions (Florida statewide rule), quoted and re-checked
  14. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  15. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  16. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  17. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  18. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  19. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  20. Cutler Bay Code Sec. 3-55 SR, single-family residential district (Town of Cutler Bay), quoted and re-checked
  21. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  22. Cutler Bay Code Sec. 3-54 ER, estate residential district (Town of Cutler Bay), quoted and re-checked
  23. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  24. 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
  25. Potable Water Supply Permit, quoted and re-checked
  26. Cutler Bay Code Sec. 18-121 Temporary placement (Town of Cutler Bay), quoted and re-checked
  27. Cutler Bay Code Sec. 22-141 Camping (Town of Cutler Bay), quoted and re-checked
  28. Typical home value (Zillow): Bolthole Index county data
  29. Effective property tax rate: Bolthole Index county data
  30. Typical home insurance premium: Bolthole Index county data

Written October 16, 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.

Answers from the rulebook for Town of Cutler Bay

Town of Cutler Bay’s own rules

  • Local zoningPresent

    Land inside Cutler Bay town limits

    • Town adopts district regulations in Chapter 3, Land Development Regulations.
    “The estate residential district is coded to accommodate existing very low density residential development areas”
  • Zoning districtsPublished

    Residential districts in Cutler Bay town (ER, SR, NR and others in Chapter 3 Article IV)

    • Only ER and SR were reviewed in detail; full district list not enumerated.
    “in accordance with these land development regulations, the town is hereby divided into the following zoning districts”
  • Minimum dwelling sizeSpecified

    ER Estate Residential district inside Cutler Bay town

    minimum unit size: >= 1700 square feet

    “Minimum lot area (square feet) 15,000 Maximum density (units per acre) 2.5 Minimum unit size (square feet) 1,700 Maximum height (feet) 35”
    One more reviewed finding on this topic
  • Minimum lot sizeSpecified

    ER Estate Residential district inside Cutler Bay town

    • Minimum lot width 120 ft and depth 125 ft also apply.

    minimum lot area: >= 15000 square feet

    “Minimum lot area (square feet) 15,000 Maximum density (units per acre) 2.5 Minimum unit size (square feet) 1,700 Maximum height (feet) 35”
    One more reviewed finding on this topic
  • SetbacksSpecified

    ER Estate Residential district principal structures inside Cutler Bay town

    • Accessory structure setbacks differ (front 25, side street 15, interior side 5, rear 5).

    front: >= 25 feet · side street: >= 15 feet · interior side: >= 10 feet · rear: >= 25 feet

    “principal structure setbacks (feet) front 25 side street 15 interior side 10 rear 25”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    ER Estate Residential district inside Cutler Bay town

    • Minimum open space 40 percent.

    maximum impervious surface coverage: <= 50 percent

    “maximum impervious surface coverage (percent) 50”
    One more reviewed finding on this topic
  • Building heightSpecified

    ER Estate Residential district inside Cutler Bay town

    • Maximum 2 stories.

    maximum height: <= 35 feet

    “maximum height (feet) 35 number of stories 2”
    One more reviewed finding on this topic
  • Living in an RVProhibited

    Living or sleeping in a parked RV on a residential site inside Cutler Bay town

    • One R.V. per site, stored behind front building line, max 30 feet; guest parking max 14 days.
    • RVs in flood hazard areas: permanent placement not permitted; temporary under 180 consecutive days or ready for highway use (Sec. 18-121).

    maximum RV length: <= 30 feet · guest parking limit: <= 14 days

    “when parked on the site, such equipment shall not be used for living or sleeping quarters, or for housekeeping or storage purposes”
  • Camping on your landLimited

    Camping in Cutler Bay town parks (private-land camping rule not found)

    • Authorization by parks department director required; tents under parks permit only.
    “There shall be no camping or overnight stay in parks unless authorized by the department director.”
  • Manufactured homesProhibited

    Manufactured homes inside Cutler Bay town

    • Located in the floodplain chapter; Ord. No. 24-05, 10-16-2024.
    “manufactured homes are not allowed in the town.”
  • Subdividing landRegulated (with conditions)

    ER Estate Residential district inside Cutler Bay town

    • General subdivision/platting procedures not reviewed.
    “lots platted prior to the adoption of this article shall not be subdivided.”
  • Driveway accessLimited

    ER Estate Residential district lots inside Cutler Bay town

    • Includes driveway and entrance walkway; SR district limit is 40 percent.

    maximum frontage covered by paving: <= 25 percent

    “no more than 25 percent of the frontage of a lot in the er zoning district shall be covered by asphalt, concrete or pavers. the 25 percent includes the driveway, an entrance walkway from the edge of property line to the principal structure.”
  • Building in a floodplainLimited

    Flood hazard areas inside Cutler Bay town (Chapter 18)

    • Temporary RVs must be on site fewer than 180 consecutive days or be fully licensed and highway ready.
    “be on the site for fewer than 180 consecutive days; or (2) be fully licensed and ready for highway use”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Cutler Bay or Miami-Dade County directly.

  • Owner-builder exemption — Owner-builders inside Cutler Bay town
  • Certificate of occupancy — New homes inside Cutler Bay town
  • Tiny homes — Inside Cutler Bay town
  • Accessory dwellings — Accessory dwellings inside Cutler Bay town
  • Who permits septic — Septic systems inside Cutler Bay town
9 more unanswered
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Short-term rentals
  • Permit fees
  • Permit process

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.

Unanswered questions are usually a sign that Town of Cutler Bay publishes no rule on the point, not that none exists. Miami-Dade County’s page lists the county offices to call.

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