Bolthole Index

Palm Beach County, Florida

Building permits, zoning and septic rules in Riviera Beach, Florida

Riviera Beach, Florida requires building permits for covered construction through the city’s Building Services Division.12 Riviera Beach sets its own zoning, while septic permitting and inspections stay with the Florida Department of Health in Palm Beach County.34 RV habitation is prohibited unless specifically zoned or licensed for that purpose.5

At a glance

Building permits
Required for covered construction; city Building Services Division12
Zoning
City zoning applies inside Riviera Beach3
Septic permits
Palm Beach County health department; city sewer restrictions also apply46
RV living
Prohibited unless specifically zoned or licensed for habitation5
Minimum home size
RS-5: 1,200 sq ft; RS-6: 1,000 sq ft; RS-8: 800 sq ft, excluding listed ancillary spaces789
Owner-builder
Conditional Florida exemption from contractor licensing; building permits still required10
Wells
Permit required before construction, repair, modification or abandonment11

Who to call

Building permits

Riviera Beach Building Services Division / Permit Center

City building permit questions, plan review, inspections, certificates of occupancy and floodplain inquiries

(561) 845-4020

Building@rivierabeach.org

Zoning

Riviera Beach Planning & Zoning Division / Planner on Call

City zoning, plats, development codes and site-plan inquiries

(561) 841-0203

poc@rivierabeach.org

Septic permits

Florida Department of Health in Palm Beach County — Environmental Public Health

Septic-system and private-well plan review and approvals

561-840-4500

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Riviera Beach, FL?

Riviera Beach construction is subject to Florida’s building-permit requirement before covered construction, erection, alteration, modification, repair or demolition begins.1 The city’s Building Services Division reviews development plans and building permit matters, performs building and trade inspections, and issues certificates of occupancy.2

Florida’s owner-builder exemption can let an owner act as contractor for a home intended for the owner’s use and occupancy, subject to direct onsite supervision and other statutory obligations.10 The owner-builder exemption does not remove building-permit or inspection requirements; ask Riviera Beach’s Permit Center about the application and local requirements before undertaking the work.102

Who issues building permits in Riviera Beach?

Contact Riviera Beach’s Permit Center at (561) 845-4020 or Building@rivierabeach.org for city building permit questions.2 Building Services handles plan review, mechanical, electrical, plumbing and building inspections, and certificates of occupancy.2 The same city division takes questions about flood information and the Flood Insurance Rate Map, so bring floodplain questions to the city before finalizing a design.2

For zoning and site-plan questions, contact Riviera Beach’s Planner on Call at (561) 841-0203 or poc@rivierabeach.org.12 The Planning & Zoning Division reviews plats, zoning, development codes and site plans for development within the city.12

Does Riviera Beach have zoning, lot-size rules and setbacks?

Riviera Beach has city zoning with named residential districts; confirm the parcel’s district with the Planner on Call before sizing a house or drawing a site plan.312 In RS-5, the minimum home floor area is 1,200 square feet; RS-6 requires 1,000 square feet, and RS-8 requires 800 square feet, excluding attached garages, carports, terraces, breezeways and porches.789

RS-5 and RS-6 require a 25-foot front setback, while RS-8 requires 20 feet.131415 RS-8 also requires a 7-foot side setback, increased to 12½ feet on the street side, and a rear setback of 15% of lot length that need not exceed 20 feet.15 We could not confirm a district-specific minimum lot size or lot-coverage limit for your parcel; ask Riviera Beach Planning & Zoning for those standards.12

How do septic permits work inside Riviera Beach?

Septic permitting and inspections inside Riviera Beach go through the Florida Department of Health in Palm Beach County, rather than the city building counter.4 Riviera Beach separately limits septic facilities and regulates sewer connection, so septic permitting is not permission to disregard city sewer requirements.64

For a project using septic, Palm Beach County health officials must approve system plans before a building permit can be issued, and final approval must be recorded before a certificate of occupancy is issued.1617 Ask Environmental Public Health at 561-840-4500 about plan review and the applicable approval sequence.18 Existing properly functioning septic systems generally must connect within 365 days after written notice that qualifying sewer service is available, subject to the state’s exceptions.19

Building a home in Riviera Beach: what are the steps?

  1. Ask Riviera Beach Planning & Zoning to confirm the parcel’s district and review the proposed use, site plan and applicable development standards.12
  2. If the home would use septic, establish city sewer requirements and obtain Palm Beach County health department approval of septic plans before building-permit issuance.416
  3. Take the construction proposal to Riviera Beach’s Permit Center for building permit and plan-review requirements; obtain the building permit before covered work begins.21
  4. Arrange city building and trade inspections, and secure final septic approval where applicable before the certificate of occupancy.217

For a private well, a permit is required before construction, repair, modification or abandonment, and well drillers submit location plans to Palm Beach County health officials before drilling.1120 For land outside city limits, use the Palm Beach County guide for the county-administered building-permit requirements.21

Watch-outs

  • Riviera Beach’s flood-hazard RV placement conditions do not grant residential RV habitation; the separate zoning or licensing requirement still applies.5
  • Florida’s owner-builder exemption preserves building-permit and code obligations; confirm Riviera Beach’s application requirements with the Permit Center.102
  • We could not confirm separate accessory-dwelling or short-term-rental permissions for your Riviera Beach parcel; ask the city Planner on Call before buying for either use.12

Sources

  1. F.S. 553.79 — Permits; applications; issuance; inspections (Florida statewide rule), quoted and re-checked
  2. Riviera Beach Building Services Division / Permit Center (rivierabch.com)
  3. Planning & Zoning - Riviera Beach, Florida (Riviera Beach), quoted and re-checked
  4. Wastewater Systems (Riviera Beach), quoted and re-checked
  5. Code of Ordinances, Sec. 31-579, supplemental regulations (Riviera Beach), quoted and re-checked
  6. Wastewater Systems (Riviera Beach), quoted and re-checked
  7. library.municode.com (Riviera Beach), quoted and re-checked
  8. library.municode.com (Riviera Beach), quoted and re-checked
  9. library.municode.com (Riviera Beach), quoted and re-checked
  10. 2026 Florida Statutes § 489.103, Exemptions (Florida statewide rule), quoted and re-checked
  11. Well Construction Permits (Riviera Beach), quoted and re-checked
  12. Riviera Beach Planning & Zoning Division / Planner on Call (rivierabch.com)
  13. Code of Ordinances, Sec. 31-118, RS-5 property development standards (Riviera Beach), quoted and re-checked
  14. Code of Ordinances, Sec. 31-138, RS-6 property development standards (Riviera Beach), quoted and re-checked
  15. Code of Ordinances, Sec. 31-158, RS-8 property development standards (Riviera Beach), quoted and re-checked
  16. Septic Tanks and Private Drinking Water Wells, quoted and re-checked
  17. Septic Tanks and Private Drinking Water Wells, quoted and re-checked
  18. Florida Department of Health in Palm Beach County — Environmental Public Health (palmbeach.floridahealth.gov)
  19. flsenate.gov (Florida statewide rule), quoted and re-checked
  20. Septic Tanks and Private Drinking Water Wells, quoted and re-checked
  21. Code Violation Permit Process, quoted and re-checked

Written October 11, 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 Riviera Beach

Riviera Beach’s own rules

  • Building permitRequired

    Code-regulated construction, alteration, repair, demolition, occupancy changes, and listed systems within Riviera Beach city limits.

    • Permit exemptions under Sec. 105.2 remain applicable.
    • An annual facility permit may be issued instead of individual permits for qualifying routine or emergency service work.
    “Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any impact-resistant coverings, electrical, gas, mechanical or plumbing, fire protection system, or accessible or flood resistant site element, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.”
  • Owner-builder exemptionConditional

    Property owners seeking to assume the role of owner-builder for permit work within Riviera Beach city limits.

    • The cited provision incorporates Florida Statutes sections 489.103(7) and 489.503(6); their conditions govern eligibility.
    “The property owner may assume the role of an owner-builder, in accordance with Sections 489.103(7) and 489.503(6), Florida Statutes.”
  • InspectionsRequired

    Construction or work requiring a building permit within Riviera Beach city limits.

    • Work must remain exposed and accessible until approved.
    • The Building Official may require a boundary survey if boundaries cannot readily be determined in the field.
    “Construction or work for which a permit is required shall be subject to inspection by the building official and such construction or work shall remain exposed and provided with access for inspection purposes until approved.”
  • Certificate of occupancyRequired

    Use or occupancy of a building or structure, and changes in existing use or occupancy classification, within Riviera Beach city limits.

    • Certificates are not required for work exempt from permits under Sec. 105.2.
    • A temporary certificate may be issued before complete work only if the portion may be safely occupied, for the period set by the Building Official.
    “A building or structure shall not be used or occupied, and a change in the existing use or occupancy classification of a building or structure or portion thereof shall not be made, until the building official has issued a certificate of occupancy therefor as provided herein.”
  • Local zoningPresent (with conditions)

    Land within Riviera Beach city limits.

    • City Planning & Zoning reviews zoning, development codes, plats, and site plans.
    “Planning and Zoning assists in the process of land development and building construction within the City through the review of plats, zoning, development codes, and site plans.”
  • Zoning districtsPublished (with conditions)

    Zoning districts within Riviera Beach city limits.

    • District-specific development standards apply, including the RS-5, RS-6, and RS-8 single-family districts.
    “The property development standards in the RS-6 single-family dwelling district are as follows: (1) Minimum property size: 6,500 square feet.”
  • Minimum dwelling sizeSpecified

    RS-5 single-family dwelling district.

    • Attached garages, carports, terraces, breezeways, and porches are excluded.

    minimum floor area: >= 1200 square feet (exclusive of attached garages, carports, terraces, breezeways and porches)

    “Minimum floor area: 1,200 square feet, exclusive of attached garages, carports, terraces, breezeways and porches.”
    2 more reviewed findings on this topic
    • Specified — RS-6 single-family dwelling district.
      “Minimum floor area: 1,000 square feet exclusive of attached garages, carports, terraces, breezeways and porches.”
    • Specified — RS-8 single-family dwelling district.
      “Minimum floor area: 800 square feet exclusive of attached garages, carports, terraces, breezeways and porches.”
  • Building heightSpecified

    RS-5 single-family dwelling district.

    maximum building height: <= 35 feet

    “Maximum building height: 35 feet. (4) Minimum building setbacks:”
    2 more reviewed findings on this topic
    • Specified — RS-6 single-family dwelling district.
      “Maximum building height: 35 feet. (4) Minimum building setbacks:”
    • Specified — RS-8 single-family dwelling district.
      “Maximum building height: 35 feet. (4) Minimum building setbacks:”
  • Living in an RVLimited

    Habitation in a vehicle, boat, camper, or recreational vehicle within Riviera Beach zoning districts.

    • Habitation is allowed only when the property is specifically zoned or licensed for that purpose.
    • A camper or recreational vehicle may be parked in a licensed mobile-home park, recreation-vehicle park, or designated RV parking area.
    • Flood-hazard-area temporary RV placement is governed by Sec. 25-35.
    “A vehicle or boat shall not be used for habitation while parked or stored on a public right-of-way, canal or any property in a residential or nonresidential zoning district, unless specifically zoned or licensed for such purpose.”
  • Who permits septicCounty (with conditions)

    Septic permitting and inspection inside Riviera Beach city limits are handled by the Palm Beach County health department, while DEP enforces statewide OSTDS laws and rules.

    • The county health department continues septic permitting and inspection under the state program.
    • Riviera Beach separately regulates sewer connection and limits septic facilities under its municipal code.
    “Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks; please continue to work with them for all of your permitting-related needs.”
  • Septic permitRequired

    Septic systems inside Riviera Beach city limits, where applicable under state and municipal exceptions.

    • Palm Beach County health department handles septic permitting.
    • Riviera Beach code prohibits constructing or maintaining a septic tank except as provided by state law, city ordinance, or rules adopted under them.
    “the county health department offices will continue to do the permitting and inspection for septic tanks”
  • Septic inspectionRequired

    Septic systems inside Riviera Beach city limits, where applicable.

    • Palm Beach County health department performs septic inspections.
    • Owners or contractors with owner authorization may use a private OSTDS inspection provider where authorized by state law.
    “the county health department offices will continue to do the permitting and inspection for septic tanks”
  • Off-grid sanitationLimited

    Privies, septic tanks, cesspools, and other private wastewater-treatment or disposal facilities within Riviera Beach city limits.

    • Allowed only where state law, City ordinance, or regulations adopted under them provide an exception.
    • Where City sewer becomes available to a property served by a private system, direct sewer connection and abandonment of the private system are required within 180 days.
    “Except as provided by state law or city ordinance or rules and regulations adopted pursuant thereto, it shall be unlawful to construct or maintain any privy, privy vault, septic tank, cesspool or other facility intended or used for the treatment or disposal of wastewater.”
  • Mandatory utility hookupSewer (with conditions)

    Properties within Riviera Beach city limits with available sanitary sewer.

    • Connection is required within 180 days where available sewer is within 100 feet of the property line.
    • City Council may grant an undue-hardship exception for topography or pipe length only if the alternative disposal method meets applicable federal, state, and local regulations.
    • A City water-and-sewer-department permit is required for each sewer tap; the code states $10 for each single-family or duplex connection and $25 for others.

    sewer availability distance: <= 100 feet (Measured from property line) · connection deadline: <= 180 days (After sewer service is available)

    “The owner or occupant of any house, building or property used for human occupancy, employment, recreation or other purposes situated within the city and abutting on any street, alley, easement or right-of-way in which there are located available sanitary sewers is hereby required, at his expense, to install suitable toilet facilities therein and to connect such facilities directly with the available sanitary sewer in accordance with the provisions of this division within 180 days after sewer service is available, provided that the available sewer is within 100 feet of the property line.”
  • Agricultural exemptionConditional

    Nonresidential farm buildings on farms within Riviera Beach city limits.

    • The exemption is from the Florida Building Code only, not an established exemption from City zoning, wastewater, floodplain, or other requirements.
    • The cited exemption does not apply to buildings or facilities in a Special Flood Hazard Area.
    “The following buildings, structures and facilities, except for those located in a Special Flood Hazard Area are exempt from the Florida Building Code as provided by law, and any further exemptions shall be as determined by the legislature and provided by law: (a) Building and structures specifically regulated and preempted by the federal government. (b) Railroads and ancillary facilities associated with the railroad. (c) Nonresidential farm buildings on farms.”
  • Subdividing landRegulated (with conditions)

    Subdivision proposals within Riviera Beach city limits, including manufactured-home parks and subdivisions.

    • The stated floodplain subdivision review applies to proposals in flood hazard areas.
    • Where any portion lies in a flood hazard area, applicable flood delineation, elevation, site-improvement, and utility requirements apply.
    “Performing technical reviews for all construction permit applications, site plans and subdivision plans within the City”
  • Driveway accessRequired

    Vehicle or boat parking on a vacant unimproved lot next to a single-family residence.

    • The vacant lot must be owned by the owner of the abutting single-family residence.
    • Access must be restricted to the same driveway used for the abutting residence.
    • The general rule prohibits parking or storage on a vacant unimproved lot except as allowed.
    “In single-family residential areas, a vehicle or boat may be parked on a vacant unimproved lot next to a single-family residence if the lot is owned by the owner of the abutting single-family residence. Access to the vacant lot shall be restricted to the same driveway used for the abutting single-family residence.”
  • Building in a floodplainLimited

    Development within Riviera Beach flood-hazard areas for which a floodplain development permit or approval is required.

    • Such development is subject to inspection.
    • For structures exempt from the Florida Building Code, lowest-floor documentation and a final certification or documentation are required as specified by Sec. 25-6.
    “Development for which a floodplain development permit or approval is required shall be subject to inspection.”
  • Permit feesPublished (with conditions)

    Building permits in Riviera Beach city limits.

    • The City Building & Permits page links a Building Fee Schedule.
    • Permit fees can include additional fees set by the Building Official or local ordinance for work started before permit issuance.
    “The Building Services Division enforces construction related codes, reviews development plans and all building related permit issues. Building Services is also responsible for the issuance of certificates of occupancy while performing mechanical, electrical, plumbing and building inspections.”
  • Permit processPublished (with conditions)

    Building permits within Riviera Beach city limits.

    • Applicant files a written application on the Building Division form.
    • Applications must comply with Florida Statutes sections 713.135(5) and (6).
    • If conforming, the Building Official issues the permit as soon as practicable; otherwise the application is rejected in writing stating reasons.
    “To obtain a permit, the applicant shall first file an application therefore in writing on a form furnished by the building division for that purpose.”

Rules another office applies inside Riviera Beach

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

  • Minimum lot sizeSpecified

    RS-5 single-family dwelling district within Riviera Beach city limits.

    • Any listed water or wetland area filled after December 6, 1989 requires a minimum dry lot size of one acre.

    minimum property size: >= 8000 square feet (Filled water/wetland areas after December 6, 1989 require a one-acre minimum dry lot)

    “Minimum property size: 8,000 square feet, except any lake, pond, wetland, marsh, lagoon, estuary, bottomland, etc., that is filled after December 6, 1989, shall require a minimum dry lot size of one acre.”
    2 more reviewed findings on this topic
  • SetbacksSpecified

    RS-8 single-family dwelling district within Riviera Beach city limits.

    • Street-side setback is 12½ feet.
    • Rear setback need not exceed 20 feet.

    front setback: >= 20 feet · side setback: >= 7 feet (12½ feet on street side abutting street)

    “Minimum building setbacks: a. Front: 20 feet. b. Side: seven feet; 12½ feet on street side abutting street. c. Rear: 15 percent of the length of the lot; need not be more than 20 feet.”
    2 more reviewed findings on this topic
    • Specified — RS-5 single-family dwelling district within Riviera Beach city limits.
      “Minimum building setbacks: a. Front: 25 feet. b. Side: ten percent of width of lot or 7½ feet; 12½ feet corner lots street side. c. Rear: 15 percent of the length of the lot.”
    • Specified — RS-6 single-family dwelling district within Riviera Beach city limits.
      “Minimum building setbacks: a. Front: 25 feet. b. Side: ten percent of width of lot or 7½ feet; 12½ feet on street side. c. Rear: 15 percent of the length of the lot; need not be more than 25 feet.”
  • Well permitRequired

    New, repaired, modified, abandoned, test, and monitor wells inside Riviera Beach city limits.

    • A permit is required before construction, repair, modification, or abandonment regardless of well size.
    • The South Florida Water Management District or delegated agencies issue permits.
    • A consumptive water-use permit may also be required for uses other than a single-family home or duplex with one well or firefighting.
    “A permit is required prior to the construction of all new wells and the repair, modification or abandonment of an existing well regardless of the size.”

Still unanswered

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

  • Building code adopted — Building-code adoption inside Riviera Beach city limits.
  • Lot coverage — Lots within Riviera Beach city limits.
  • Camping on your land — Temporary camping on private land within Riviera Beach city limits.
  • Tiny homes — Tiny-home occupancy within Riviera Beach city limits.
  • Accessory dwellings — Accessory dwelling units within Riviera Beach city limits.
1 more unanswered
  • Short-term rentals

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

← All of Palm Beach County: county rules, score and offices