Bolthole Index

Volusia County, Florida

Building permits, zoning and septic rules in DeBary, Florida

Inside DeBary city limits in Volusia County, Florida, development needs a city development permit or order, and construction goes through the city's contracted building department12. DeBary adopts its own zoning, and any use not listed as permitted or special exception is prohibited3. Septic permits are not a city function; the Florida Department of Health in Volusia County is the office to ask4.

At a glance

Building permit
Required inside DeBary; a development permit or order may come first1
Zoning
City zoning; unlisted uses are prohibited3
Certificate of occupancy
Required before occupying land or buildings5
Septic
Permitted by a health or environmental agency, not the city; confirm with the county health department6
Camping on private land
Only with the property owner's permission7
Accessory dwelling
One per lot with a single-family home, with conditions8
Owner-builder
Florida allows owner-builders on their own one- or two-family home9

Who to call

Building permits

City of DeBary Building Department (PDCS, LLC)

Building permit applications, plan review and inspections inside DeBary city limits

386-601-0212

Online permits →

Zoning

City of DeBary Planning & Zoning Department

Development permits and zoning inside DeBary city limits

386-601-0210

Septic permits

Florida Department of Health in Volusia County – Environmental Public Health

Environmental health contact for onsite sewage (septic) permitting in Volusia County

386-274-0694

volusiahealthfacilities@flhealth.gov

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

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Does DeBary have zoning, and what does it mean for RVs, tiny homes and setbacks?

DeBary, in Volusia County, Florida, has its own zoning, and the city's schedule of uses is strict: a use not listed as Permitted or Special Exception is prohibited3. Check the schedule for your district before buying.

For accessory structures, DeBary generally requires a 5-foot setback from lot lines that do not abut a street, and 15 feet from side and rear lines for structures of 600 square feet or more10. Accessory structures top out at 20 feet and cannot be taller than the principal structure11.

One accessory dwelling unit is allowed per lot where a single-family detached home is a permitted use, with conditions such as owner occupancy and a recorded declaration8. Camping on private property inside DeBary is allowed only with the owner's permission7; that rule does not tell us whether living in an RV full time is allowed, so ask Planning & Zoning at 386-601-021012. We could not confirm tiny-home rules or district lot sizes.

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

DeBary requires approval and a development permit or development order before development begins inside the city, and other codes such as the Building Code also apply1. The City of DeBary contracts PDCS, LLC for building code administration, plan reviews and inspections on residential, commercial and accessory structures2. Florida applies one statewide building code to all of this work13.

No land, water or building may be occupied until a certificate of occupancy is issued5. Florida also lets an owner act as their own contractor on a one-family or two-family home for their own use, but the owner must still obtain the permit and supervise the work14. The city's page flags a July 2026 change to state permit exemptions for some residential work, so ask the building department before assuming a project needs no permit2.

How do septic permits work inside DeBary?

Florida requires a permit for any septic system, and the permitting agency depends on the county6. Outside the counties the state environmental agency has taken over, county health departments handle septic permitting15. The Florida Department of Health in Volusia County is the office to ask about septic at a DeBary address4; we could not confirm a city-specific septic rule.

Where sewer is available, DeBary requires new development to connect when the sewer system can be connected to the building and has capacity16. Soils matter if you need a septic system: only about 3% of soils in Volusia County rate as not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system17.

Building a home in DeBary: the steps, in order

  1. Confirm the zoning district and that your use is Permitted or Special Exception with Planning & Zoning312.
  2. Obtain the development permit or development order if one applies1.
  3. Settle sewer or septic: connect to sewer where available, or ask the county health department about septic164.
  4. Apply for the building permit through the city's building department online portal2.
  5. Pass inspections, then obtain the certificate of occupancy before moving in5.
  6. If the lot is in a flood hazard area, expect floodplain inspections and elevation certification requirements18.

What stays with Volusia County, and what to check before you buy

Septic permits and health-department questions stay with the Florida Department of Health in Volusia County4. For land outside city limits, use Volusia County's page, because DeBary's rules apply only inside the city.

Volusia County's effective property tax rate is 0.8%19, and the county's typical home value is $326,54320. Typical home insurance runs about $2,843 per year in the county21. Check the flood zone before you buy: DeBary inspects development in flood hazard areas18.

Watch-outs

  • We could not confirm DeBary's district lot sizes, minimum home size, permit fees, driveway rules or private-well rules; ask Planning & Zoning at 386-601-0210 before you buy12.
  • Fence and sign permits may be handled by Planning & Zoning rather than the building department2.
  • DeBary's camping rule covers camping on private property with the owner's permission and does not confirm that living in an RV is allowed7.

Sources

  1. DeBary LDC Sec. 3.5 Development and use of land (DeBary), quoted and re-checked
  2. City of DeBary Building Department (PDCS, LLC) (debary.org)
  3. DeBary LDC Sec. 4.7 Schedule of uses (DeBary), quoted and re-checked
  4. Florida Department of Health in Volusia County – Environmental Public Health (volusia.floridahealth.gov)
  5. DeBary LDC Sec. 3.5 Development and use of land (DeBary), quoted and re-checked
  6. OSTDS Application Information (Florida statewide rule), quoted and re-checked
  7. DeBary Code Sec. 36-50 Camping prohibited; exceptions (DeBary), quoted and re-checked
  8. DeBary LDC Sec. 6.2 Accessory dwelling units (DeBary), quoted and re-checked
  9. 2026 Florida Statutes § 489.103, Exemptions (2026 county census)
  10. DeBary LDC Sec. 6.1 General standards (accessory structures) (DeBary), quoted and re-checked
  11. DeBary LDC Sec. 6.1 General standards (accessory structures) (DeBary), quoted and re-checked
  12. City of DeBary Planning & Zoning Department (debary.org)
  13. Florida Statutes § 553.73 — Florida Building Code (Florida statewide rule), quoted and re-checked
  14. 2026 Florida Statutes § 489.103, Exemptions (Florida statewide rule), quoted and re-checked
  15. Onsite Sewage FAQ - Permitting (Florida statewide rule), quoted and re-checked
  16. DeBary LDC Sec. 3.5 Development and use of land (DeBary), quoted and re-checked
  17. 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
  18. DeBary LDC Sec. 9.20 Inspections (flood) (DeBary), quoted and re-checked
  19. Effective property tax rate: Bolthole Index county data
  20. Typical home value (Zillow): Bolthole Index county data
  21. Typical home insurance premium: Bolthole Index county data

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for DeBary

DeBary’s own rules

  • Building permitRequired

    Development inside DeBary city

    • A development order from City Manager or Council may be required before a development permit.
    • Other relevant codes such as the Building Code also apply.
    “No development shall be undertaken within the city without approval and issuance of a development permit or development order”
  • Certificate of occupancyRequired

    Occupancy or use of land, water or buildings inside DeBary city

    • Final inspection on written request
    • Conditional CO possible up to 60 days where no health or safety hazard

    conditional CO maximum period: <= 60 days

    “No land, water, or building, or any part thereof, shall be occupied or used until a certificate of occupancy is issued finding the use in conformity with this Code.”
  • Local zoningPresent

    Land inside DeBary city limits

    • Uses not listed as Permitted or Special Exception are prohibited.
    “Uses of land or structures not expressly listed in the schedule of uses as Permitted (P) or Special Exception (S) uses are prohibited.”
  • SetbacksSpecified

    Accessory structures to residential uses inside DeBary city; principal-building district setbacks were not located.

    • Not allowed in any yard abutting a street
    • Accessory structures of 600 sq ft or more need 15 feet from side and rear lines
    • Corner and through lots have special rules

    accessory structure setback from other lot lines: >= 5 feet (15 feet for structures 600 sq ft or larger)

    “accessory structures on all other yards (all yards not abutting a street) shall be located no less than five feet from the lot line. accessory structures 600 square feet or greater require an increased building setback of 15 feet from the side and rear property lines.”
  • Building heightSpecified

    Accessory structures inside DeBary city; principal-building district heights were not located.

    • Cannot be taller than the principal structure

    accessory structure max height: <= 20 feet

    “No accessory structure shall exceed a height of 20 feet and cannot be taller than the principal structure.”
  • Camping on your landLimited

    Camping on private property inside DeBary city

    • Allowed only with permission of the property owner, lessee or agent
    • Public property camping is prohibited except where authorized or designated
    • Penalty up to $500 fine or 60 days

    maximum fine: <= 500 USD

    “camping is prohibited on all private property within the city, unless the person(s) camping has acquired permission and consent from the property owner, lessee, or duly appointed agent thereof.”
  • Accessory dwellingsLimited

    Accessory dwelling units on lots with a permitted single-family detached dwelling inside DeBary city

    • Owner must occupy the principal dwelling or the ADU
    • Recorded declaration of restrictions before building permit
    • ADU must meet principal-structure dimensional requirements and lot coverage
    • One extra stabilized parking space

    max ADU floor area, lot 5,000-7,500 sf: <= 500 sq ft · max ADU floor area, lot 7,501-10,000 sf: <= 640 sq ft · max ADU floor area, lot over 10,000 sf: <= 800 sq ft · min ADU floor area, studio/one-bedroom: >= 240 sq ft · min ADU floor area, two-bedroom: >= 390 sq ft

    “One ADU is permitted per lot or parcel where a single-family detached dwelling is a permitted principal use.”
  • Mandatory utility hookupConditional

    New development inside DeBary city; sewer connection. Public water connection rule not located.

    • Sewerage system capable of connecting to the plumbing
    • Not under a DEP moratorium
    • Adequate permitted capacity
    • Single-family lot: sewer line must abut the property line
    • Establishments over 1,000 gpd: sewer within 50 feet
    • Subdivisions over 50 lots: sewer within one-fourth mile

    single-family sewage flow threshold: <= 1000 gallons per day · distance for larger establishments: <= 50 feet · distance for subdivisions over 50 lots: <= 0.25 mile

    “A sewer connection for new development shall be provided when a sewerage system is capable of being connected to the plumbing of an establishment or residence”
  • Building in a floodplainRequired

    Development in flood hazard areas inside DeBary city

    • Floodplain Administrator inspects development and manufactured homes
    • Lowest-floor elevation certification required for buildings exempt from the Florida Building Code
    “Development or other land disturbing activities for which a floodplain development permit or approval is required shall be subject to inspection.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask DeBary or Volusia County directly.

  • Owner-builder exemption — Owner-builder permits inside DeBary city
  • Inspections — Building inspections inside DeBary city
  • Minimum dwelling size — Principal single-family dwellings by district inside DeBary city
  • Minimum lot size — Single-family and agricultural districts inside DeBary city
  • Lot coverage — Residential and agricultural districts inside DeBary city
10 more unanswered
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Driveway access
  • 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 DeBary publishes no rule on the point, not that none exists. Volusia County’s page lists the county offices to call.

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