Bolthole Index

Nassau County, Florida

Zoning, building permits and septic rules in Fernandina Beach, Florida

Fernandina Beach, Florida requires building permits before any improvement, repair or alteration, and the city's own Building Department issues them1. The city administers its own Land Development Code with zoning districts2. Septic systems inside city limits need State Department of Health approval, and new septic is limited to lots already using it3. Nassau County's offices cover only land outside the city.

At a glance

Building permit
Required; issued by the City of Fernandina Beach Building Department1
Zoning
City Land Development Code with zoning districts2
Building code
City adopts the Florida Building Code, 8th Edition (2023), with local flood amendments4
Septic
State Department of Health approval; new septic limited to lots already on septic53
RV living
Only in a permitted public park or licensed RV park6
Accessory dwelling
Detached units allowed in residential areas with limits7
Flood elevation
Lowest floor at base flood elevation plus 2 feet8
Property tax
Nassau County effective rate about 0.7%9

Who to call

Building permits

City of Fernandina Beach Building Department

Building permits and inspections inside Fernandina Beach city limits

(904) 310-3135

204 Ash Street Fernandina Beach, FL 32034

Planning & zoning

City of Fernandina Beach Planning and Conservation Department

Planning, zoning-related applications and tree and fence inspections inside Fernandina Beach

904-310-3487

Septic permits

Florida Department of Health in Nassau County, Environmental Health

Septic (onsite sewage) permitting and inspection in Nassau County, including inside city limits

904-557-9150

nassaueh@flhealth.gov

86014 Pages Dairy Road, Yulee, FL 32097

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 Fernandina Beach means bringing your own water and power. The kit we’d start with:

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Does Fernandina Beach have zoning, and what does it mean for RVs and tiny homes?

Yes. Fernandina Beach administers its own Land Development Code with zoning districts, and permitted uses are set by district2. Zoning here is the city's, not Nassau County's, so the county's rules for unincorporated land do not apply inside city limits.

Living in an RV, motor home, trailer or tent inside Fernandina Beach is unlawful except in a public park with a city-approved permit or in a licensed RV park6. Camping is also prohibited on any Atlantic Ocean beach10. That rules out living in an RV on a private lot while you build.

We could not confirm any tiny-home rule in the city's code. Ask the Planning and Conservation Department at 904-310-3487 before buying for a tiny home11.

Detached accessory dwelling units are allowed in residential areas, up to 625 square feet and 25 feet tall, and must sit behind the front façade of the main house7. A long-term rental of such a unit (31 days or more) is allowed only when the property has a Nassau County homestead exemption7.

Do you need a building permit in Fernandina Beach, and who issues it?

Yes. The City of Fernandina Beach requires building permits before any improvements, repairs or alterations to a property, and the city's Building Department takes the applications at 204 Ash Street1. Fernandina Beach adopts the Florida Building Code, 8th Edition (2023), along with local flood amendments4.

A paved driveway or parking strip next to a city street needs its own city permit, with a detailed drawing filed with the city12.

The Nassau County Building Department in Yulee issues building permits only for unincorporated areas of the county13, so an address inside Fernandina Beach does not go through the county counter. Residential permit fees: we could not confirm a current fee amount; ask the city Building Department at (904) 310-31351.

How do septic permits work inside Fernandina Beach?

Septic is a state health matter even inside the city. Fernandina Beach's code allows only septic tanks approved and permitted by the State Department of Health5, and the Florida Department of Health in Nassau County handles septic permitting and inspections14.

The bigger limit is the city's own rule: on-site wastewater systems are limited to lots currently using septic tanks3, and new development must connect to central sewer15. For a vacant lot with no existing septic, plan on a sewer connection rather than a drain field.

We could not confirm separate rules for private wells inside the city. Ask the Environmental Health office at 904-557-915014.

Building a home in Fernandina Beach: the steps, in order

  1. Confirm the lot's zoning district and what the Land Development Code allows there; call the Planning and Conservation Department at 904-310-348711.
  2. Check the flood zone. In flood hazard areas the lowest floor must be at or above the base flood elevation plus 2 feet8.
  3. Check height limits: any building within 800 feet of the Atlantic Ocean mean high water line may not exceed 35 feet16.
  4. Confirm sewer or existing septic; new development must connect to central sewer15.
  5. Apply for the building permit with the city Building Department at (904) 310-31351.
  6. Get a paved driveway permit from the city if the driveway meets a city street12.

What stays with Nassau County, and what to check before you buy in Fernandina Beach?

Septic permits and inspections for every Nassau County address, city or not, come from the Florida Department of Health in Nassau County14. For land outside the city limits, see the Nassau County page; the county's zoning and building rules cover only unincorporated Nassau County17.

Detached accessory buildings in residential districts must sit behind the front façade, at least 3 feet from the side and rear lot lines, and may not exceed 25 feet in height1819. Lot-size minimums, lot coverage limits and main-house setbacks vary by district, and we could not confirm them here; ask Planning and Conservation11.

Nassau County's effective property tax rate is about 0.7% of home value9.

Watch-outs

  • RVs, motor homes, trailers and tents cannot be used as living quarters on a private lot in Fernandina Beach, only in a permitted public park or licensed RV park6.
  • New septic systems are limited to lots already using septic, and new development must connect to central sewer315.
  • The city is moving its building, planning and utilities permitting to a new online system, so confirm how to apply by calling the Building Department at (904) 310-31351.

Sources

  1. City of Fernandina Beach Building Department (fbfl.us)
  2. LDC 5.01.03 All Accessory Structures (Fernandina Beach), quoted and re-checked
  3. LDC 7.02.03 Standards Regarding Septic Tanks (Fernandina Beach), quoted and re-checked
  4. Code of Ordinances Sec. 22-26 Adoption of codes by reference (Fernandina Beach), quoted and re-checked
  5. LDC 7.02.03 Standards Regarding Septic Tanks (Fernandina Beach), quoted and re-checked
  6. Code of Ordinances Sec. 58-9 Use of recreational vehicles as living quarters (Fernandina Beach), quoted and re-checked
  7. LDC 5.01.04 Accessory Dwelling Units (Fernandina Beach), quoted and re-checked
  8. Code of Ordinances Sec. 22-29.4 Technical amendments to FBC Residential (Flood) (Fernandina Beach), quoted and re-checked
  9. Effective property tax rate: Bolthole Index county data
  10. Code of Ordinances Sec. 58-9 Use of recreational vehicles as living quarters (Fernandina Beach), quoted and re-checked
  11. City of Fernandina Beach Planning and Conservation Department (fbfl.us)
  12. Code of Ordinances Sec. 70-36 Paved driveway permit (Fernandina Beach), quoted and re-checked
  13. Building Department, quoted and re-checked
  14. Florida Department of Health in Nassau County, Environmental Health (nassau.floridahealth.gov)
  15. Code of Ordinances Sec. 82-39 Septic tanks (Fernandina Beach), quoted and re-checked
  16. Comprehensive Plan Objective 1.02 Growth Management (Fernandina Beach), quoted and re-checked
  17. Land Development Code, quoted and re-checked
  18. LDC 5.01.03 All Accessory Structures (Fernandina Beach), quoted and re-checked
  19. LDC 5.01.03 All Accessory Structures (Fernandina Beach), quoted and re-checked

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 Fernandina Beach

Fernandina Beach’s own rules

  • Building code adoptedAdopted

    Construction inside Fernandina Beach city

    • Adopts Florida Building Code 8th edition 2023 (incl. Residential, Existing Building, Plumbing, Mechanical, Fuel Gas, Energy, Accessibility) plus older Standard Housing Code (1997) and others
    • Local flood technical amendments in Sec. 22-29.4
    “The City hereby adopts the following codes by reference as though they were copied fully in this section:”
  • Local zoningPresent

    Land inside Fernandina Beach city limits; city administers its own Land Development Code with zoning districts

    “Permissible accessory uses by zoning district are identified in Table 2.03.03.”
  • SetbacksSpecified

    Detached accessory buildings in residential zoning districts inside Fernandina Beach city (principal-structure setbacks not located)

    • Must be behind front façade of principal structure
    • Eaves may encroach up to 12 inches
    • C-3 district follows Section 4.02.03(E)

    side setback: >= 3 ft · rear setback: >= 3 ft

    “A detached accessory building in a residential zoning district must be located behind the front façade of the principal structure and must be set back from the side lot line a minimum of three (3) feet, and from the rear lot line a minimum of three (3) feet”
  • Building heightSpecified

    Any building within 800 feet of the Atlantic Ocean mean high water line inside Fernandina Beach city, in all zoning districts

    • Comprehensive plan policy requiring the land development code to include this limit

    maximum height near ocean: <= 35 ft

    “In all zoning districts, the maximum height of any building located within 800 feet of the mean high water line of the Atlantic Ocean shall not exceed thirty-five (35) feet.”
    One more reviewed finding on this topic
    • Specified — Detached accessory buildings inside Fernandina Beach city
      “A detached accessory building must not exceed twenty-five (25) feet in height.”
  • Living in an RVLimited

    Living in RVs, motor homes, trailers inside Fernandina Beach city

    • Allowed only within a public park with a city-approved permit pursuant to section 65-4 or a duly licensed recreational vehicle park
    • LDC 7.01.05(C) bars overnight parking of dwelling-use RVs in any zoning district except areas designated by the LDC
    “It is unlawful for any person to use any recreational vehicle, motor home, trailer, tent, or other equipment for living quarters within the city except within a public park with a city-approved permit pursuant to section 65-4 or duly licensed recreational vehicle park.”
  • Camping on your landLimited

    Camping and tent living inside Fernandina Beach city

    • Tents as living quarters only in permitted public park or licensed RV park
    • Camping prohibited on any Atlantic Ocean beach (Sec. 90-43)
    “It is unlawful for any person to use any recreational vehicle, motor home, trailer, tent, or other equipment for living quarters within the city except within a public park with a city-approved permit pursuant to section 65-4 or duly licensed recreational vehicle park.”
  • Accessory dwellingsLimited

    Detached accessory dwelling units in residential areas inside Fernandina Beach city

    • Does not count toward density
    • Long-term rental (31 days or more) permissible only when property receives a Nassau County homestead exemption
    • Must be behind front façade of principal structure
    • Must comply with Section 5.01.03
    • Also permissible in I-1/I-A (within industrial/commercial building) and OT-1/OT-2 under separate standards

    maximum ADU building area: <= 625 sq ft · maximum ADU height: <= 25 ft (measured from average natural grade; flood-area rules differ)

    “The building area of the detached accessory dwelling unit must not exceed 625 square feet;”
  • Septic permitLimited

    New on-site wastewater systems inside Fernandina Beach city

    • Limited to lots currently using septic tanks, except as provided in LDC 7.02.02(C)
    • State Department of Health approval required
    “On-site wastewater treatment systems shall be limited to lots currently using septic tanks, except as provided in Section 7.02.02 (C).”
  • Off-grid sanitationLimited

    Private sewage disposal inside Fernandina Beach city

    • Septic only on lots already using septic, state-approved
    • New development must connect to central sewer
    “Except as provided in this article, it shall be unlawful to construct or maintain any septic tank or other facility intended or used for the disposal of sewage.”
  • Driveway accessRequired

    Paved driveways or parking strips adjacent to public streets inside Fernandina Beach city

    • Detailed drawing must be filed with the city
    • Construction must meet city specifications
    “no person, firm or corporation shall be permitted to construct a paved driveway or parking strip adjacent to the pavement on any of the public streets, avenues, or boulevards in the city, until a permit has been issued by the city for said work.”
  • Building in a floodplainRequired

    Buildings in flood hazard areas inside Fernandina Beach city

    • Elevation to base flood elevation plus 2 feet or design flood elevation, whichever is higher
    • Coastal high-hazard areas have separate elevation rules (R322.3.2); basements below grade prohibited there
    • Manufactured homes need permanent reinforced foundations and elevation (Secs. 22-215, 22-218)
    • RVs in flood areas on site fewer than 180 consecutive days or licensed and highway-ready (Sec. 22-222)

    freeboard above base flood elevation: >= 2 ft

    “Buildings and structures in flood hazard areas including flood hazard areas designated as Coastal A Zones, shall have the lowest floors elevated to or above the base flood elevation plus 2 feet, or the design flood elevation, whichever is higher.”

Rules another office applies inside Fernandina Beach

Fernandina Beach does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Who permits septicState

    Septic systems inside Fernandina Beach city; city code defers to State Department of Health approval under F.S. 381.0065 (County Health Department administers)

    • Septic limited to lots already using septic tanks
    “No septic tank other than those approved and permitted by the State Department of Health § 381.0065, F.S., shall be used in the City.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Fernandina Beach or Nassau County directly.

  • Inspections — Building inspections inside Fernandina Beach city
  • Certificate of occupancy — Certificates of occupancy inside Fernandina Beach city
  • Minimum dwelling size — Minimum dwelling size inside Fernandina Beach city
  • Minimum lot size — Minimum lot size in R-1 and R-E districts inside Fernandina Beach city
  • Lot coverage — Lot coverage/impervious limits inside Fernandina Beach city
8 more unanswered
  • Tiny homes
  • Manufactured homes
  • Septic inspection
  • Well permit
  • 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 Fernandina Beach publishes no rule on the point, not that none exists. Nassau County’s page lists the county offices to call.

← All of Nassau County: county rules, score and offices