Bolthole Index

Nassau County, Florida

Zoning, building permits and septic rules in the Town of Hilliard, Florida

Inside the Town of Hilliard, Florida (Nassau County), building work requires a town building permit1, and the town's Building & Zoning Department handles both permits and zoning2. Septic tanks are prohibited inside town limits unless the town council grants an exception and the county health department approves3. Land outside town limits follows Nassau County's rules instead4.

At a glance

Building permit
Required inside town limits; issued by the town12
Zoning
Town zoning with districts R-1, R-2, R-3, RM-4, RMH, A-1, MSC, C-1 and M-156
Septic
Barred unless town council grants an exception and the county health department approves3
Sewer connection
Required within 12 months of town notice, unless council grants an exception7
RV living
Only a 180-day temporary housing allowance after a residence is destroyed is confirmed8
Accessory dwelling
Allowed on homesteaded lots, 375 to 1,000 sq ft9

Who to call

Building permits

Town of Hilliard Building & Zoning Department

Building permits, inspections and zoning applications inside Hilliard town limits

904-675-6171

15879 W Co Rd 108, Hilliard, FL 32046

Septic permits

Florida Department of Health in Nassau County — Environmental Health

Septic (onsite sewage) permits, site evaluation and inspection in Nassau County, including inside Hilliard

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 Town of Hilliard means bringing your own water and power. The kit we’d start with:

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Does Hilliard, Florida have zoning, and what does it mean for lot size and setbacks?

Yes. The Town of Hilliard adopts its own zoning and treats any use not listed as permitted or as a special exception in a district as prohibited5. The town publishes a use chart for its districts: R-1, R-2, R-3, RM-4, RMH, A-1, MSC, C-1 and M-16.

The rules differ by district, so check yours first. In R-1, a single-family lot needs 20,000 square feet and 100 feet of width10, with front, side and rear yards of 30, 12.5 and 35 feet11. In R-2, the minimum is 10,000 square feet and 90 feet of width12. In the A-1 agricultural district, a single-family dwelling or mobile home on an individual lot needs one acre and 150 feet of width, while other uses need five acres13; A-1 setbacks are 35 feet front, 20 feet side and 40 feet rear14.

We could not confirm a minimum dwelling size for principal homes; ask the Building & Zoning Department2.

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

Yes. Building, electrical, mechanical and plumbing work inside Hilliard requires a town building permit1, and the town's building official is directed to enforce the Florida Building Code15. The Town of Hilliard Building & Zoning Department reviews and issues building permits, conducts inspections and processes zoning applications2.

An application needs plans, a survey, and any county or state permits that apply, such as those from the Nassau County Health Department, DEP and the St. Johns River Water Management District1. A permit expires if work has not begun within six months of issuance16.

Florida law lets some owners act as their own contractor on a one- or two-family home for their own use17, but we could not confirm how Hilliard handles owner-builders or what its permit fees are. Ask the Building & Zoning Department before you apply.

How do septic permits work inside Hilliard?

Septic is the biggest surprise in town limits. Hilliard's code bars new septic tanks within the corporate limits unless the town council grants an exception and the county health department approves3. The council is more likely to grant an exception when the lot boundary is more than 1,000 feet from the sewer line18. Before soil testing, the town's public works director must approve the proposed drain field location19.

If a lot with a dwelling or trailer is served by the town sewer, the owner must connect within 12 months after the town clerk gives notice, unless council grants an exception for good cause7.

The septic permit itself is a state requirement20 handled by the Florida Department of Health in Nassau County21. Soils matter too: in Nassau County, 0% of soils rate as not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system22.

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

RVs: the only rule we confirmed lets an RV serve as temporary housing for up to 180 days after a residence is destroyed8. We could not confirm whether Hilliard allows living in an RV on a vacant lot otherwise; ask the Building & Zoning Department2.

Tiny homes: we found no tiny home provision in Hilliard's code, so ask the town how a small dwelling would be classified.

Manufactured homes: the A-1 district lists mobile homes on individual lots23. A manufactured home older than five years must be inspected by the building official before it is brought into town, for a $200 fee paid in advance24. All manufactured homes need skirting that matches the home and meets the Florida Building Code wind load23.

Accessory dwellings: an ADU is allowed only when the primary structure is homesteaded, and it must be between 375 and 1,000 square feet on a lot of at least 10,000 square feet9.

Building a home in Hilliard: the steps, in order

  1. Confirm your parcel's zoning district and the setbacks that apply with the Building & Zoning Department2.
  2. Ask whether public sewer reaches the lot; if not, a septic exception from the town council and county health department approval are needed first3.
  3. Get the drain field location approved by the town's public works director, then arrange soil testing19.
  4. Obtain the Florida Department of Health septic permit21.
  5. Submit the building permit application with plans, a survey and the other required county and state permits1.
  6. Begin work within six months so the permit does not expire16.
  7. If a driveway crosses a town street ditch, note that culverts must be at least 12 inches in diameter25.

What stays with Nassau County, and what to check before you buy in Hilliard

Inside town limits, the town sets zoning and issues building permits, while septic permits come from the Florida Department of Health in Nassau County21. For land outside the town, use Nassau County's page: the county's own zoning applies to unincorporated land4.

Before you buy, check the flood zone. Hilliard requires the lowest-floor elevation to be certified when a manufactured home is placed in a flood hazard area, and RVs there must be on site fewer than 180 consecutive days or be ready for highway use26. Well rules inside town were not confirmed, though Florida requires permits to construct, repair or abandon a water well27.

Taxes are set at the county level: Nassau County's effective property tax rate is 0.7%28, with a median bill of $2,558 per year29.

Watch-outs

  • Septic tanks are generally barred inside Hilliard town limits, so a lot without a sewer connection needs a council exception before any septic design starts3.
  • Owner-builder permitting, permit fees, tiny homes and general RV occupancy inside the town were not confirmed; call the Building & Zoning Department at 904-675-61712.
  • Nassau County's building, planning and septic offices serve unincorporated land, so the county planning counter is the wrong office for a parcel inside Hilliard4.

Sources

  1. Hilliard Code Sec. 14-71 Building permit application (Town of Hilliard), quoted and re-checked
  2. Town of Hilliard Building & Zoning Department (townofhilliard.com)
  3. Hilliard Code Sec. 58-4 Septic tanks (Town of Hilliard), quoted and re-checked
  4. Land Development Code, quoted and re-checked
  5. Hilliard Code Sec. 62-281 Zoning districts exclusive (Town of Hilliard), quoted and re-checked
  6. Hilliard Code Sec. 62-281 Zoning districts exclusive (Town of Hilliard), quoted and re-checked
  7. Hilliard Code Sec. 58-42 With sewer system (Town of Hilliard), quoted and re-checked
  8. Hilliard Code Sec. 62-356 Residences destroyed by acts of god (Town of Hilliard), quoted and re-checked
  9. Hilliard Code Sec. 62-1 Definitions (Town of Hilliard), quoted and re-checked
  10. Hilliard Code Sec. 62-283 Single-family district R-1 (Town of Hilliard), quoted and re-checked
  11. Hilliard Code Sec. 62-283 Single-family district R-1 (Town of Hilliard), quoted and re-checked
  12. Hilliard Code Sec. 62-284 Single-family district R-2 (Town of Hilliard), quoted and re-checked
  13. Hilliard Code Sec. 62-282 Agricultural district A-1 (Town of Hilliard), quoted and re-checked
  14. Hilliard Code Sec. 62-282 Agricultural district A-1 (Town of Hilliard), quoted and re-checked
  15. Hilliard Code Sec. 14-67 Revocation of permit (Town of Hilliard), quoted and re-checked
  16. Hilliard Code Sec. 14-71 Building permit application (Town of Hilliard), quoted and re-checked
  17. 2026 Florida Statutes § 489.103, Exemptions (Florida statewide rule), quoted and re-checked
  18. Hilliard Code Sec. 58-4 Septic tanks (Town of Hilliard), quoted and re-checked
  19. Hilliard Code Sec. 58-4 Septic tanks (Town of Hilliard), quoted and re-checked
  20. OSTDS Construction Application (Florida statewide rule), quoted and re-checked
  21. Florida Department of Health in Nassau County — Environmental Health (nassau.floridahealth.gov)
  22. 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
  23. Hilliard Code Sec. 14-80 Manufactured homes older than five years (Town of Hilliard), quoted and re-checked
  24. Hilliard Code Sec. 14-80 Manufactured homes older than five years (Town of Hilliard), quoted and re-checked
  25. Hilliard Code Sec. 42-33 Pipe size (Town of Hilliard), quoted and re-checked
  26. Hilliard Code Sec. 62-488 Manufactured homes (flood) (Town of Hilliard), quoted and re-checked
  27. Water Well Contractor Licensing and Permitting (Florida statewide rule), quoted and re-checked
  28. Effective property tax rate: Bolthole Index county data
  29. Median property tax bill: 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 Hilliard

Town of Hilliard’s own rules

  • Building permitRequired

    Building, electrical, mechanical and plumbing work inside Hilliard town

    • Application needs plans, survey, and applicable county/state permits such as Nassau County Health Department, DEP and St. Johns River Water Management District.
    • Permit expires if work not begun within six months.
    “All applicants for a building permit shall submit with their applications the following:”
  • Building code adoptedAdopted

    Construction inside Hilliard town

    • Code section refers to the Florida Building Code; the adopting ordinance itself was not opened.
    “the building official is hereby authorized and directed to enforce the provisions of the florida building code.”
  • InspectionsLimited

    Manufactured homes older than five years brought into or moved within Hilliard town

    • Inspection fee $200 paid in advance; items not meeting HUD standard must be corrected.
    • General new-construction inspection process not located in the opened sections.

    inspection fee: 200 USD

    “Any manufactured home older than five years from the current calendar year shall be subject to inspection by the building official prior to being brought into the town for setup.”
  • Local zoningPresent

    Land inside Hilliard town limits

    • Uses not listed as permitted or by special exception are prohibited in each district.
    “The use provisions in the various zoning districts are exclusive and any use not included under permitted or permissible uses shall be prohibited.”
  • Zoning districtsPublished

    Zoning districts inside Hilliard town (R-1, R-2, R-3, RM-4, RMH, A-1, MSC, C-1, M-1)

    “the following chart includes the permitted uses and the permitted uses by special exception for each district.”
  • Minimum lot sizeSpecified

    A-1 agricultural district inside Hilliard town, single-family dwelling or mobile home on individual lot

    • Five acres minimum for all other uses.

    minimum lot area: >= 1 acre (five acres for other uses) · minimum lot width: >= 150 feet

    “minimum lot width. one hundred fifty feet. b. minimum lot area. one acre. (2) minimum lot size for all other uses: five acres.”
    2 more reviewed findings on this topic
  • SetbacksSpecified

    R-1 single-family district inside Hilliard town

    • Code subsection heading reads Maximum yard requirements (likely a drafting error); values treated as yard requirements.

    front: 30 feet · side: 12.5 feet · rear: 35 feet

    “front. thirty feet. (2) side. twelve and one-half feet. (3) rear. thirty-five feet.”
    2 more reviewed findings on this topic
  • Lot coverageSpecified

    A-1 agricultural district inside Hilliard town

    • Other permitted or permissible use and accessory buildings: five percent.

    maximum lot coverage: <= 25 percent (5 percent for other permitted uses)

    “maximum lot coverage by all buildings and accessory structures shall not exceed 25 percent of lot area. (2) other permitted or permissible use and accessory buildings shall be five percent.”
    One more reviewed finding on this topic
  • Building heightSpecified

    R-1 single-family district inside Hilliard town

    • R-2 and A-1 also 30 feet.

    maximum height: <= 30 feet

    “maximum height of structures. thirty feet in height above established grade.”
    One more reviewed finding on this topic
  • Living in an RVLimited

    RV as temporary housing inside Hilliard town after a residence is destroyed

    • Not to exceed 180 days from date residence destroyed.
    • General RV occupancy rules outside this case, and RV parks by special exception, not fully reviewed.

    temporary housing duration: <= 180 days

    “temporary housing will be granted for a period of not to exceed 180 days from the date the residence is destroyed.”
  • Manufactured homesLimited

    Manufactured homes inside Hilliard town

    • Homes older than five years need building official pre-inspection and $200 fee.
    • Skirting matching the home and meeting Florida Building Code wind load required.
    • District availability is set in the 62-281 use chart; A-1 lists mobile homes on individual lots.

    inspection fee: 200 USD

    “all manufactured homes shall have vertical or horizontal skirting and meet the wind load for the florida building code and shall match with the manufactured homes color and material being skirted.”
  • Accessory dwellingsLimited

    Accessory dwelling units inside Hilliard town

    • Primary structure must be homesteaded.
    • ADU cannot be sold separately or lot subdivided.
    • Minimum lot 10,000 sq ft; max lot coverage 30 percent; must meet accessory structure setbacks.

    ADU minimum floor area: >= 375 sq ft · ADU maximum floor area: <= 1000 sq ft (or 40 percent of primary structure gross floor area, whichever is less)

    “the floor area shall be no less than 375 square feet and no greater than 40 percent of the primary structure's gross floor area or 1,000 square feet, whichever is less.”
  • Who permits septicMixed (with conditions)

    Septic tanks inside Hilliard town limits

    • Town council grants exception; county health department must approve.
    • Nassau County Health Department handles septic permit.
    “no septic tank, without exception from the town council upon good cause shown and approved by the county health department, shall be constructed within the corporate limits of the town.”
  • Septic permitLimited

    New septic tanks inside Hilliard town

    • Septic generally barred absent town council exception and county health department approval.
    • Exception more likely if lot boundary is more than 1,000 feet from the sewer line.
    • Drain field affidavit required; town may apply conditions.

    distance from sewer line favoring exception: > 1000 feet

    “the town council is more likely to grant an exception if the applicant can show that the boundary line of any lot containing a building or trailer is more than 1,000 feet from the sewer line.”
  • Septic inspectionLimited

    Drain field siting for septic systems inside Hilliard town

    • A second location approval is required if the location moves after test results.
    “before soil testing, the proposed location of the drain field must be approved by the public works director of the town.”
  • Off-grid sanitationLimited

    Non-sewer sanitation inside Hilliard town

    • Septic only by town council exception approved by county health department.
    “no septic tank, without exception from the town council upon good cause shown and approved by the county health department, shall be constructed within the corporate limits of the town.”
  • Mandatory utility hookupConditional

    Lots with a dwelling or trailer inside Hilliard town

    • Connection to public sewer required within 12 months after notice by the town clerk.
    • Owner may apply to town council for an exception for good cause.
    • Connection charge set by town council rules.

    connection deadline after notice: <= 12 months (town council exception for good cause)

    “shall connect or cause such building or trailer to be connected with the public sewer facilities of the municipal sewer system of the town, and use such facilities within 12 months following notification to do so by the town clerk.”
  • Subdividing landRegulated (with conditions)

    Subdivisions inside Hilliard town

    • Where sewers are not accessible and septic not permissible, developer must install a treatment system approved by the county health officer and DEP.
    “where an adequate sanitary sewer is reasonably accessible, each lot in the subdivision shall be provided with a connection to the sanitary sewer.”
  • Driveway accessLimited

    Driveway culverts on town streets inside Hilliard town

    • Standard driveway culvert length 20 feet; variance needs public works director written approval.

    minimum culvert diameter: >= 12 inches (larger if public works director requires)

    “the minimum size of any culvert pipe installed in the town shall be 12 inches in diameter. the public works director shall reserve the right to require a larger size pipe”
  • Building in a floodplainRequired

    Development in flood hazard areas inside Hilliard town

    • Lowest floor elevation certification required on placement of manufactured home.
    • RVs in flood hazard areas must be on site fewer than 180 consecutive days or be ready for highway use.
    “upon placement of a manufactured home, certification of the elevation of the lowest floor shall be submitted to the floodplain administrator.”
  • Permit processPartial

    Building permits inside Hilliard town

    • Permit expires if work not begun within six months; must be substantially complete within one year with up to two extensions.
    “if the work described in any permit has not begun within six months from the date of issuance thereof, such permit shall expire.”

Still unanswered

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

  • Owner-builder exemption — Owner-builder permitting inside Hilliard town
  • Minimum dwelling size — Principal dwellings inside Hilliard town
  • Camping on your land — Temporary camping inside Hilliard town
  • Tiny homes — Tiny homes inside Hilliard town
  • Well permit — Private wells inside Hilliard town
3 more unanswered
  • Agricultural exemption
  • Short-term rentals
  • Permit fees

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 Hilliard publishes no rule on the point, not that none exists. Nassau County’s page lists the county offices to call.

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