Bolthole Index

St. Johns County, Florida

Building permits, zoning and land rules in St. Johns County, Florida

53Index Score / 100
#46 of 67 in Florida

St. Johns County, Florida requires a building permit for most construction, alteration, repair, moving, demolition and occupancy changes, with plans reviewed under the Florida Building Code and county land rules12. The Land Development Code governs unincorporated land3. The Florida Department of Health in St. Johns County handles septic permitting and inspections, while Florida DEP implements the governing rules4.

At a glance

Building permit
Required for most construction, alteration, repair or demolition; plans are reviewed under the Florida Building Code12
Zoning
The Land Development Code governs unincorporated St. Johns County3
Septic permit
Permitting and inspections stay with the Florida Department of Health in St. Johns County; DEP implements the rules456
Owner-builder exemption
Conditional — direct onsite supervision, personal application and a signed disclosure are required7
Septic-suitable soil
0% of soils avoid a severe USDA rating for a conventional drain field — expect engineered systems8
RV living
Not permitted unless the RV is in a properly zoned campground or park9
Minimum living space
The housing code requires 150 sq. ft. for one occupant, plus 100 sq. ft. for each additional occupant10
Final approval
Final inspection and Certificate of Occupancy or Completion required before occupancy1112

Who to call

Building permits

St. Johns County Building Department

Building, electrical, gas and plumbing permits, plan review, and contractor-license verification for St. Johns County.

(904) 827-6800

bldcodes@sjcfl.us

4040 Lewis Speedway, St. Augustine, FL 32084

Online permits →

Zoning

St. Johns County Planning and Zoning Division

Zoning and land-use applications, rezoning, variances, special-use permits and Comprehensive Plan questions for unincorporated St. Johns County.

(904) 209-0675

plandept@sjcfl.us

4040 Lewis Speedway, St. Augustine, FL 32084

Septic permits

Florida Department of Health in St. Johns County

Permitting and inspection of onsite sewage treatment and disposal (septic) systems in St. Johns County.

904-506-6081

StJohnsFeedback@FLHealth.gov

200 San Sebastian View, St. Augustine, FL 32084

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

Off-grid gear

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Do you need a building permit in St. Johns County, Florida?

Yes. St. Johns County requires a building permit before most construction, enlargement, alteration, repair, moving, demolition, occupancy changes, and specified electrical, gas or plumbing work begins1. County plan review checks the Florida Building Code, the Land Development Code and other applicable laws2. Fees vary by permit and service; plan review is generally one-half of the building-permit fee, while an inspection or reinspection costs $5313. The permit holder or authorized agent must request inspections, work cannot pass an inspection point without approval, and a final inspection is required after completion11. St. Johns County prohibits occupancy until it issues a Certificate of Occupancy or Completion12.

Who is the St. Johns County building department, and how do you reach them?

The St. Johns County Building Department is the local contact for building, electrical, gas and plumbing permits, plan review and inspections14. Its office is at 4040 Lewis Speedway, St. Augustine, FL 32084; the main phone is (904) 827-6800 and the email is bldcodes@sjcfl.us14. Before hiring someone, call the department at (904) 827-6820 to verify that the contractor is licensed and insured14. Building permit applications are in most cases accepted only after a Clearance Sheet is issued, applicants need the parcel ID, and contractors must be licensed and registered with the county15. An owner-builder must personally apply, sign the disclosure, directly supervise work onsite and comply with building and zoning rules; the exemption generally covers the owner's one-family or two-family residence or farm outbuilding for the owner's own use, not property offered for sale or lease7.

Does St. Johns County have zoning?

Yes. The St. Johns County Land Development Code governs unincorporated St. Johns County; incorporated municipalities may administer their own rules3. Uses and special approvals vary by zoning district, so confirm the parcel's district with the Planning and Zoning Division1617. Residential setbacks vary: the Open Rural district uses a 25-foot front setback and 10-foot side and rear setbacks18. Zero-lot-line housing is limited to approved Planned Unit Developments with central water and wastewater, and all buildings together may cover no more than 50 percent of the lot1920. The county housing code requires 150 square feet of habitable space for one occupant and 100 additional square feet for each additional occupant; sleeping rooms have separate minimums10.

How do septic permits work in St. Johns County?

Building, repairing, modifying or abandoning a septic system in St. Johns County requires a septic permit5. Florida DEP implements the governing statutes and regulations, while the Florida Department of Health in St. Johns County continues septic permitting and inspections46. Reach the local office at 904-506-6081 or 200 San Sebastian View, St. Augustine, FL 3208421. The soil survey rates 0 percent of St. Johns County soils as avoiding severe limitations for a conventional drain field, so make septic feasibility an early contract contingency8. In the Coastal Area, a new single-family or two-family dwelling using septic generally needs a one-acre lot, subject to the exemption for a documented pre-existing lot22.

Can you live in an RV or place a tiny home on your land in St. Johns County?

St. Johns County does not permit RV campers or fifth wheels to be used for living purposes unless they are parked in a properly zoned campground or park9. Building a house does not create an exception to that restriction9. A tiny home that qualifies under Florida law as an off-site constructed residential dwelling must be permitted as of right in a district that allows detached single-family homes, subject to the same generally applicable design, setback, height and bulk standards23. The county housing code sets occupancy-based space minimums rather than one blanket dwelling-size figure: 150 square feet for one occupant, plus 100 square feet for each additional occupant10. Ask the Planning and Zoning Division whether a proposed unit qualifies and what parcel-specific standards apply17.

Building a home in St. Johns County: the steps, in order

  1. Confirm the parcel's zoning district, permitted residential use, setbacks and lot minimum with the Planning and Zoning Division16182217.
  2. Determine whether central water and wastewater are required for the proposed development; zero-lot-line housing requires both services and an approved Planned Unit Development district19.
  3. If septic is needed, apply through the Florida Department of Health in St. Johns County5421.
  4. Obtain the Clearance Sheet and parcel ID, then submit plans to the Building Department for Florida Building Code, county code and zoning review152.
  5. Record a Notice of Commencement before the first Building Services inspection when the permitted project exceeds $5,00014.
  6. Request each required inspection and wait for approval before moving beyond that inspection point11.
  7. Obtain the Certificate of Occupancy or Completion after final inspection and before moving in12.

What to check before you buy land in St. Johns County, Florida

Check the zoning district first because setbacks, allowed uses and special approvals vary by district in unincorporated St. Johns County1618. Confirm that the lot meets the applicable zoning and utility-dependent minimum area, especially if it will use a private well or septic22. A subdivided lot must have qualifying street access or provide access under the county code; FDOT access requires results from an FDOT pre-application meeting24. Confirm septic feasibility before closing because 0 percent of county soils avoid a severe soil-survey limitation for conventional drain fields8. Check the flood map as well: development in the listed Special Flood Hazard Areas requires a construction permit25. A water-well permit must come from the appropriate water management district or its delegated authority26.

Watch-outs

  • St. Johns County's soil is rated severely limited for a conventional septic drain field almost everywhere: 0 percent of the county's soils avoid that USDA rating, so do not assume a lot will pass a standard septic evaluation without checking first8.
  • St. Johns County does not allow an RV camper or fifth wheel to be used as living quarters unless it is parked in a properly zoned campground or park9.
  • Any development in a St. Johns County floodplain requires a construction permit25.

Sources

  1. Building Permits - St. Johns County, quoted and re-checked
  2. Building Permits - St. Johns County, quoted and re-checked
  3. Land Development Code - St. Johns County, quoted and re-checked
  4. Onsite Sewage Disposal - Florida Department of Health in St. Johns County, quoted and re-checked
  5. Onsite Sewage Disposal - Florida Department of Health in St. Johns County, quoted and re-checked
  6. Onsite Sewage Disposal - Florida Department of Health in St. Johns County, quoted and re-checked
  7. 2025 Florida Statutes, Chapter 489, quoted and re-checked
  8. 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
  9. sjcfl.us, quoted and re-checked
  10. Standard Housing Code - St. Johns County, quoted and re-checked
  11. Building Inspections - St. Johns County, quoted and re-checked
  12. Building Inspections - St. Johns County, quoted and re-checked
  13. St. Johns County's Schedule of Fees and Services, quoted and re-checked
  14. St. Johns County Building Department (sjcfl.us)
  15. Building Permits - St. Johns County, quoted and re-checked
  16. Land Development Code - St. Johns County, quoted and re-checked
  17. St. Johns County Planning and Zoning Division (sjcfl.us)
  18. Planning and Zoning, quoted and re-checked
  19. Article VI Design Standards and Improvement Requirements - Land Development Code, quoted and re-checked
  20. Article VI Design Standards and Improvement Requirements - Land Development Code, quoted and re-checked
  21. Florida Department of Health in St. Johns County (stjohns.floridahealth.gov)
  22. Article VI Design Standards and Improvement Requirements - Land Development Code, quoted and re-checked
  23. 2026 Florida Statutes, Section 553.385 - Zoning of off-site constructed residential dwellings; parity, quoted and re-checked
  24. Article VI Design Standards and Improvement Requirements - Land Development Code, quoted and re-checked
  25. Floodplain Management, quoted and re-checked
  26. Water Well Contractor Licensing and Permitting (Florida statewide rule), quoted and re-checked

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, St. Johns County requires a building permit for a home.

RuleSt. Johns CountyClay CountyPutnam CountyFlagler CountyDuval CountyBradford CountyNassau County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsFL Dept. of Health in St. Johns CountyFL Dept. of Health in Clay CountyFL Dept. of Health in Putnam CountyFL Dept. of Health in Flagler CountyFL Dept. of Health in Duval CountyFL Dept. of Health in Bradford CountyFL Dept. of Health in Nassau County

County locator

St. Johns County in Florida

53
County map
St. Johns County highlighted among the Florida counties · colored by Index score

How St. Johns County scores

Seclusion21100% ev.
Self-Sufficiency59100% ev.
Admin Boringness44100% ev.
Durability73100% ev.
Property Autonomy91100% ev.
Carry Cost52100% 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 →

$493kTypical home
0.8%Property tax
$13,626Land / acre
52.5"Annual rain
8.5% of yrsSevere drought
4.1 / yr (+3.8)Mid-century 100°F days
14.1 daysMid-century dry spell
2.49" (+6.1%)Mid-century 1-day rain
1.11×Wildfire change factor
100%Forward climate coverage
$2,611Home insurance / yr
-3.1% / yrInsurance growth
0.1%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
388,131People within 30 min
3,960,970People within 2 hr
172,817Radius comparison (15 mi)
532.9People / sq mi
0.1%Federal land
100%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
58 acWorkable land screen
68.7%Wooded land
39.4 tonsBiomass / forest ac
70.2°FAvg temp

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Cities and towns in St. Johns 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.

Not yet researched: Town of Marineland

Answers from the rulebook for St. Johns County

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

St. Johns County rules

  • Building permitRequired

    Construction, alteration, repair, moving, demolition, occupancy changes, and listed electrical, gas, and plumbing work in St. Johns County.

    • Permits are required for most improvements before work begins.
    • Other governmental entities may require additional permits.
    • A recorded Notice of Commencement is required for permitted projects exceeding $5,000 before the first Building Services inspection.
    “Permits are required for most improvements before any work begins.”
    One more reviewed finding on this topic
    • Required — Construction, enlargement, alteration, repair, moving, demolition, occupancy changes, and specified electrical, gas, plumbing, or impact-resistant-covering work.
      “Any owner or 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 required impact-resistant coverings, electrical, gas or plumbing system…shall first make application to the building official and obtain the required permit.”
  • Building code adoptedAdopted (with conditions)

    Building permit plan review in St. Johns County.

    • Plan submittals are reviewed under the Florida Building Code, the county Land Development Code, and other applicable laws.
    “reviewed for compliance with the Florida Building Code”
    One more reviewed finding on this topic
    • Adopted (with conditions) — County building permit plan review.
      “Plan submittals will be reviewed for compliance with the Florida Building Code, Land Development Code and all other applicable laws.”
  • InspectionsRequired

    Permitted construction activity in St. Johns County.

    • The permit holder or authorized agent must notify the building official when work is ready for inspection.
    • Work may not proceed beyond each inspection point without approval.
    • A final inspection is required after permitted work is completed.
    • Projects costing more than $2,500 require a Notice of Commencement before inspections can be scheduled.
    “notify the building official when work is ready for inspection.”
    One more reviewed finding on this topic
    • Required — Permitted construction activity in St. Johns County.
      “Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official.”
  • Certificate of occupancyRequired

    Occupancy of buildings after permitted construction in St. Johns County.

    • A final inspection must be completed after all permitted work.
    • It is unlawful to occupy a building before a Certificate of Occupancy/Completion is issued.
    “It is unlawful to occupy any building before a Certificate of Occupancy/Completion has been issued.”
    One more reviewed finding on this topic
    • Required — Occupancy of buildings after permitted construction.
      “A final inspection must be made after all the work required by your permit is completed. It is unlawful to occupy any building before a Certificate of Occupancy/Completion has been issued.”
  • County-wide zoningPresent (with conditions)

    Land-use regulation in unincorporated St. Johns County.

    • The Land Development Code governs property within unincorporated St. Johns County; incorporated municipalities may administer their own rules.
    “The Land Development Code contains most of the land development regulations governing the development of property within unincorporated St. Johns County.”
    One more reviewed finding on this topic
    • Present (with conditions) — Land development in unincorporated St. Johns County.
      “The Land Development Code contains most of the land development regulations governing the development of property within unincorporated St. Johns County.”
  • Zoning districtsPublished (with conditions)

    Zoning districts and special uses in unincorporated St. Johns County.

    • Article II is titled Zoning Districts & Special Uses.
    • Use permissions depend on the applicable zoning district and may include special-use approval.
    • The Land Development Code page lists Article II with most recent adoption date May 4, 2021, while the posted code page also identifies later article adoption dates and recent ordinances.

    Article II most recent adoption date listed on code page: 2021-05-04

    “Article II | Zoning Districts & Special Uses | 05-04-21”
    One more reviewed finding on this topic
    • Published (with conditions) — County zoning districts and special uses in unincorporated St. Johns County.
      “Article II | Zoning Districts & Special Uses”
  • Minimum dwelling sizeSpecified

    Residential dwellings regulated by the St. Johns County Standard Housing Code.

    • The page states that the code applies to construction, alteration, repair, removal, demolition, use or occupancy of residential buildings and accessory structures.
    • The minimum habitable-space requirement depends on the number of occupants.
    • Sleeping rooms have separate minimums of 70 square feet for one occupant and 50 additional square feet for each additional occupant.

    habitable space for one occupant: 150 sq. ft. · additional habitable space for each additional occupant: 100 sq. ft. · sleeping-room space for one occupant: 70 sq. ft. · additional sleeping-room space for each additional occupant: 50 sq. ft.

    “To limit overcrowding, all dwellings must provide 150-sq. ft. of habitable space for one occupant and at least 100 additional sq. ft. for each additional occupant. Sleeping rooms must have at least 70-sq. ft. for one occupant and 50 additional sq. ft. for each additional occupant.”
  • Minimum lot sizeSpecified

    Residential lots and subdivisions in unincorporated St. Johns County.

    • Minimum lot area must meet the applicable zoning-district requirement.
    • Waterward lands below the Mean High Water Line are excluded from minimum lot area.
    • Rights-of-way may be counted for density or floor-area-ratio calculations but not for individual-lot minimum-area compliance.
    • Where zoning districts overlap a lot, each district's minimum lot-area requirement must be met.
    • For new residential subdivisions, the greater applicable standard controls; pre-existing platted or legal documented lots of record are exempt from the utility-based requirements.
    • A one-acre minimum is required for a single-family or two-family dwelling using a septic system in the Coastal Area, subject to the stated pre-existing-lot exemption.

    private well and private septic tank minimum lot area: 43560 square feet (new residential subdivisions; pre-existing platted or legal documented lots of record are exempt) · central water and private septic tank minimum lot area: 21780 square feet (new residential subdivisions; pre-existing platted or legal documented lots of record are exempt) · private well and central wastewater minimum lot area: 10890 square feet (new residential subdivisions; pre-existing platted or legal documented lots of record are exempt) · coastal septic dwelling minimum lot area: 1 acre (single-family or two-family dwelling; pre-existing platted or legal documented lots of record are exempt)

    “Minimum Lot Area is the minimum square footage required for a Lot by this Code. The Minimum Lot Area shall not include lands waterward of the Mean High Water Line. Roadways or Rights-of-Way provided by the Owner or Developer of the Lot may be included with the zoning Lot for the purposes of calculating Density or Floor Area Ratio, but may not be included in calculating compliance with the minimum Lot area for individual Lots. If a zoning Lot includes different zoning districts, the Minimum Lot Area requirements for each district shall be met.”
  • SetbacksSpecified

    Residential zoning districts in unincorporated St. Johns County.

    • Requirements vary by zoning district.

    RS-1 front setback: 30 feet · RS-1 side setback: 10 feet · RS-1 rear setback: 15 feet · RS-2 and RS-3 front setback: 25 feet · RS-2 and RS-3 side setback: 8 feet · RS-2 and RS-3 rear setback: 10 feet · OR front setback: 25 feet · OR side setback: 10 feet · OR rear setback: 10 feet · RMH front setback: 20 feet · RMH side setback: 8 feet · RMH rear setback: 10 feet · RMH(S) front setback: 25 feet · RMH(S) side setback: 8 feet · RMH(S) rear setback: 10 feet

    “RS-1 Residential Single Family Front - 30' Sides - 10' Rear - 15' RS-2 & RS-3 Residential Single Family Front - 25' Sides - 8' Rear - 10' OR - Open Rural Front - 25' Sides - 10' Rear - 10' RMH - Residential Mobile Home Front - 20' Sides - 8' Rear - 10' RMH (S) - Residential Mobile Home/Single Family Front - 25' Sides - 8' Rear - 10'”
  • Lot coverageSpecified

    Zero-lot-line residential development in approved Planned Unit Development districts.

    • Zero-lot-line development must be platted under the Code and Florida law.
    • Central water and wastewater are required.
    • The development is limited to approved Planned Unit Development districts.
    • The maximum lot coverage by all buildings is 50 percent.

    maximum lot coverage: <= 50 percent (zero-lot-line single-family dwelling design standards)

    “Maximum Lot coverage by all Buildings shall not exceed fifty percent (50%).”
  • Building heightSpecified

    Buildings in St. Johns County zoning areas.

    • The general maximum is 35 feet.
    • Special planned unit developments may have different regulations.

    general maximum height: 35 feet (special planned unit developments may vary)

    “Thirty-five feet, except in special planned unit developments where regulations may vary.”
  • Living in an RVLimited

    Living in RV campers or fifth-wheel vehicles while a home is being built in unincorporated St. Johns County.

    • RV campers and fifth wheels are not permitted for living purposes unless parked in a properly zoned campground or park.
    “RV campers and Fifth wheel vehicles are recognized as motor vehicles and are not permitted for living purpose unless parked in a properly zoned camp ground or park.”
  • Septic permitRequired

    Septic tanks and OSTDS in St. Johns County.

    • County health department offices continue permitting for septic tanks.
    • Operating permits additionally apply to aerobic treatment units, performance-based treatment systems, commercial septic systems, and industrial or manufacturing-zoned or equivalent septic systems.
    “permitting and inspection for septic tanks”
    One more reviewed finding on this topic
    • Required — Construction, repair, modification, or abandonment of an onsite sewage treatment and disposal system serving property in St. Johns County.
      “Construction Permit To construct, repair, modify or abandon an OSTDS.”
  • Septic inspectionRequired

    OSTDS and septic tanks in St. Johns County.

    • County health department offices continue inspections for septic tanks.
    • Beginning July 1, 2022, owners or authorized contractors may hire a private provider for OSTDS inspections.

    private-provider option date: >= 2022-07-01 (owners or contractors with owner authorization may hire a private provider)

    “option to hire a private provider to perform inspections of OSTDS.”
    One more reviewed finding on this topic
    • Required — OSTDS permitting and operation in St. Johns County.
      “The OSTDS program ensures that the OSTDS is properly designed, constructed, and maintained through permitting and inspection and contributes to safe ground water, which provides 90% of Florida’s drinking water.”
  • Mandatory utility hookupConditional

    Residential subdivision and development standards in unincorporated St. Johns County.

    • Utility-dependent minimum lot areas apply.
    • Zero-lot-line developments must be served by central water and wastewater systems and are limited to approved Planned Unit Development districts.
    “All Zero Lot Line Developments shall be platted in accordance with the requirements of this Code and Florida Law, shall be served by Central Water and Wastewater Systems, and shall only be allowed within Planned Unit Development Districts approved in accordance with the requirements of Part 5.03.00 of this Code.”
    One more reviewed finding on this topic
    • Conditional — New water, sewer, and reclaimed-water infrastructure within the St. Johns County Utility Service Area.
      “St. Johns County Utility Department (SJCUD) Development Group is responsible for overseeing the planning, design, and construction of new water, sewer and reclaimed infrastructure within the County’s Utility Service Area. All utility work must receive approval from SJCUD prior to the commencement of construction.”
  • Subdividing landRegulated (with conditions)

    Platted and unplatted subdivision lots and parcels in unincorporated St. Johns County.

    • All lots in a platted subdivision must have access to a street dedicated to public use and accepted for maintenance by St. Johns County, a municipality, a Community Development District, or FDOT.
    • If a proposed lot does not abut such a street, the applicant must provide access under the Code.
    • FDOT access requires a copy of the results of a pre-application meeting with FDOT.
    • Adequate vehicular and pedestrian access must be provided to each parcel.
    “All Lots within a Platted Subdivision shall have access to a Street dedicated to public use which has been accepted for maintenance by St. Johns County, a municipality, a Community Development District, or the Florida Department of Transportation.”
  • Building in a floodplainRequired

    Development wholly or partially within Special Flood Hazard Areas, including Flood Zones A, AE, AH, AO, and VE.

    • New construction, substantial improvements, and repairs to substantially damaged buildings must comply with the St. Johns County Land Development Code and Florida Building Code.
    • Substantial improvement is generally defined using a 50 percent market-value threshold.
    • Any development in the floodplain requires a construction permit.

    substantial improvement threshold: >= 50 percent of structure market value (repairs to substantially damaged buildings are treated as substantial improvement regardless of actual repair work)

    “Any development in the floodplain requires a construction permit.”
  • Short-term rentalsLimited

    Short-term vacation rentals in St. Johns County.

    • Each dwelling unit or portion used as a short-term vacation rental must be registered and renewed every 12 months.
    • Required materials include an application, rental agreement with occupancy and vehicle limits, local business tax receipt, state lodging license, sales/use-tax certificate or third-party collection statement, registration fee, and affidavit.
    • Exceptions include certain unincorporated areas west of the Intracoastal Waterway, qualifying owner-occupied homestead dwellings, and certain association-managed multifamily dwellings.
    • Maximum occupancy is two transient occupants per sleeping room or common area, with a maximum of 10, excluding children 12 and under.

    maximum transient occupancy: <= 10 occupants (two occupants per sleeping room or common area; children 12 and under excluded)

    “Each dwelling unit, or portion thereof, used as a short term vacation rental shall be registered with the County and renewed every 12 months.”
  • Permit feesPublished (with conditions)

    St. Johns County building-service fees.

    • Fees vary by permit and service type.
    • The fee schedule lists FY 26 current amounts, including inspection/re-inspection, temporary certificate, plan-review, and other fees.

    plan review fee: one-half of building permit fee (private-provider projects receive a 35% reduced plan review fee) · inspection/re-inspection fee: 53 USD · temporary certificate of occupancy residential: 53 USD

    “Plan Review Fees [...] One-half of the building permit fee.”
  • Permit processPublished (with conditions)

    County building permit applications in St. Johns County.

    • Building Department staff evaluates all applications.
    • In most cases, applications are accepted only after a Clearance Sheet is issued.
    • Applicants need the Parcel ID number.
    • Plans are reviewed for compliance with the Florida Building Code, Land Development Code, and other applicable laws.
    • Contractors must be licensed and registered with St. Johns County.
    “Building Department staff evaluates all applications for building permits”
    One more reviewed finding on this topic
    • Published (with conditions) — County building permit applications and plan submittals.
      “In most cases, building permit applications will be accepted only after a Clearance Sheet is issued. You will need your “Parcel ID” number, which can be found at the Property Appraiser website, to begin the permit process.”

Florida rules that apply here

  • Owner-builder exemptionConditional

    An owner acting as the owner's own contractor for construction, improvement, maintenance, repair, alteration, or addition to a one-family or two-family residence in Florida for the owner's own use and occupancy.

    • The owner must provide direct, onsite supervision of all work not performed by licensed contractors.
    • The residence must be for the owner's occupancy or use and must not be offered for sale or lease.
    • The owner must personally appear and sign the building permit application and satisfy any local permitting-agency requirements demonstrating understanding of the owner's legal obligations.
    • The owner may not delegate direct supervision to another person unless that person is registered or certified under Chapter 489 and the work is within that person's license scope.
    • The exemption does not exempt a person employed by or under contract with the owner who acts as a contractor; unlicensed workers must work under the owner's direct supervision and be employed by the owner, with applicable FICA withholding and workers' compensation compliance.
    • A sale or lease, or offer of sale or lease, of the structure within 1 year after completion creates a statutory presumption that the construction was undertaken for sale or lease.
    • The owner-builder exemption does not eliminate the state building-permit requirement for covered construction. Florida law generally makes construction unlawful without first obtaining a permit from the appropriate enforcing agency, subject to specified statutory exceptions.
    • The owner-builder exemption does not create a blanket inspection exemption. Permit and code compliance are administered through the applicable local enforcing agency, and the construction must comply with applicable laws, ordinances, building codes, and zoning regulations.
    “one-family or two-family residences on such property for the occupancy or use of such owners and not offered for sale or lease”
    One more reviewed finding on this topic
    • Conditional — Owner-builder construction in St. Johns County under Florida Statutes section 489.103.
      “I understand that, as the owner-builder, I must provide direct, onsite supervision of the construction.”
  • Camping on your landLimited

    Temporary camping conducted as a recreational camp regulated under Florida Statutes Chapter 513.

    • The operator must obtain a Florida Department of Health permit before establishing or maintaining the recreational camp.
    • The camp must satisfy statutory and Department of Health requirements and inspection standards.
    • This claim does not resolve camping on private land outside a regulated recreational camp.

    permit renewal: annually · permit fee per space: 3.50-6.50 USD (Until rules setting fees are adopted, the fee is $3.50 per space.) · total permit fee: 50-600 USD (A recreational camp fee is based on an equivalency rate for which two camp occupants equal one space.)

    “recreational camp in this state without first obtaining a permit from the department.”
  • Tiny homesAllowed (with conditions)

    Off-site constructed residential dwellings qualifying as a Florida manufactured building intended for single-family residential use or a qualifying manufactured home, including a tiny home only to the extent it meets those statutory definitions, in St. Johns County and elsewhere in Florida.

    • The dwelling must qualify as an off-site constructed residential dwelling under Florida Statutes section 553.385.
    • It must be permitted as of right only in a zoning district where single-family detached dwellings are allowed.
    • Local governments may apply generally applicable architectural, aesthetic, design, setback, height, and bulk standards uniformly to all single-family dwellings in the same zoning district.
    • The statute does not establish that every structure marketed as a tiny home qualifies as an off-site constructed residential dwelling.
    • Applicable building, utility, septic, and other permitting requirements remain applicable.
    “An off-site constructed residential dwelling must be permitted as of right in any zoning district where single-family detached dwellings are allowed.”
  • Manufactured homesAllowed (with conditions)

    An off-site-constructed residential dwelling, including a manufactured home constructed in whole or in part off site and treated as real property, in a zoning district where single-family detached dwellings are allowed.

    • The dwelling must be permitted as of right in a district where single-family detached dwellings are allowed.
    • Local governments may apply generally applicable architectural, aesthetic, design, setback, height, or bulk standards only when those standards are applied uniformly to all single-family dwellings in the same district.
    • Compatibility or design standards must be reasonable, may not exclude off-site-constructed residential dwellings, and must apply equally to single-family site-built dwellings.
    • The statute does not authorize occupancy without compliance with applicable building, permitting, installation, health, utility, or other generally applicable requirements.
    “An off-site constructed residential dwelling must be permitted as of right in any zoning district where single-family detached dwellings are allowed.”
    One more reviewed finding on this topic
    • Limited — Occupancy of a manufactured/mobile home installed in Florida.
      “each mobile home shall be issued a certificate of occupancy if the mobile home complies with department rules regarding the installation of mobile homes.”
  • 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

    Onsite sewage treatment and disposal systems in St. Johns County: the Florida Department of Environmental Protection implements the applicable Florida statutes and regulations, while the county health department office performs septic-tank permitting and inspection.

    • The authority split became effective July 1, 2021.
    • The source attributes the transfer to Florida’s Clean Waterways Act of 2020.
    • Applicants should continue working with the county health department offices for permitting-related needs.
    • The cited St. Johns County page identifies the governing authority as the Florida Department of Environmental Protection and provides DOH-St. Johns Environmental Public Health contact information.

    authority transfer effective date: 2021-07-01

    “Effective July 1, 2021, the Florida Department of Environmental Protection (DEP) is responsible for implementing the Florida Statutes and regulations applicable to OSTDS. Under Florida’s Clean Waterways Act of 2020, the county health department offices will continue to do the permitting and inspection for septic tanks, so please continue to work with them for all of your permitting-related needs.”
    5 more reviewed findings on this topic
    • State (with conditions) — Implementation of Florida statutes and regulations applicable to OSTDS.
      “Effective July 1, 2021, the Florida Department of Environmental Protection (DEP) is responsible for implementing the Florida Statutes and regulations applicable to OSTDS.”
    • Mixed (with conditions) — Onsite sewage treatment and disposal systems serving property in St. Johns County.
      “DEP is responsible for implementing the Florida Statutes and regulations applicable to OSTDS.”
    • 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 (with conditions) — Florida's statewide OSTDS program, including permitting, inspections, and enforcement.
      “DEP is permitting OSTDS in Northwest Florida and Marion County. The transition of the remaining 50 counties will occur depending on legislative approval.”
    • 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.”
  • 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.”
  • Agricultural exemptionConditional

    Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.

    • The land must be used for bona fide agricultural purposes.
    • The exemption does not apply to lands used for urban agriculture.
    • The exemption is from the Florida Building Code and county or municipal code or fee.
    • Floodplain-management code provisions remain applicable, including local, state, or federal provisions.
    • A farm sign on a public road remains subject to the standards listed in Florida Statutes § 479.11(4), (5)(a), and (6)-(8).
    • A nonresidential farm building is not intended to be used as a residential dwelling.
    • The statutory definition includes temporary or permanent buildings or support structures used primarily for agricultural purposes and located on land integral to a farm operation or classified as agricultural land under § 193.461; examples include a barn, greenhouse, shade house, farm office, storage building, or poultry house.
    “any nonresidential farm building [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    2 more reviewed findings on this topic
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes statewide in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt from the Florida Building Code and any county or municipal code or fee”
    • Available (with conditions) — Nonresidential farm buildings, farm fences, and farm signs located on lands used for bona fide agricultural purposes in Florida.
      “any nonresidential farm building, farm fence, or farm sign [...] is exempt [...] except for code provisions implementing local, state, or federal floodplain management regulations.”
  • 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.

  • Off-grid sanitation — Off-grid sanitation systems in St. Johns County.
  • Driveway access — Driveway access requirements in unincorporated St. Johns 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 St. Johns County, Florida

Is St. Johns County a good place to live off-grid or homestead?

St. Johns County scores 53/100 on the Bolthole Index, a solid county profile. Its strengths: a stronger property-autonomy legal backdrop and mixed durability signals. Watch-outs: about 388,131 people within a 30-minute drive.

Do you need a building permit in St. Johns County, Florida?

St. Johns County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Florida Department of Health in St. Johns County. 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 St. Johns County?

Living in an RV on your own land in St. Johns County is limited to specific cases: Living in RV campers or fifth-wheel vehicles while a home is being built in unincorporated St. Johns County. RV campers and fifth wheels are not permitted for living purposes unless parked in a properly zoned campground or park. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in St. Johns County, Florida?

Land in St. Johns County runs about $13,626 per acre, based on the latest county data.

What is the water situation in St. Johns County?

St. Johns County gets about 52.5" of rain a year, with severe drought in roughly 8.5% of years.

How remote is St. Johns County?

A representative private-land location has about 388,131 people within a 30-minute drive and 3,960,970 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 St. Johns compares in Florida

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