Bolthole Index

Volusia County, Florida

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

Ormond Beach, Florida requires a building permit for new construction and alterations inside city limits, and the city's building division issues it1. The city adopts its own zoning through its Land Development Code2. Septic permits are a separate track: the Florida Department of Health in Volusia County handles onsite sewage permits in Volusia County3.

At a glance

Building permit
Required; issued by the City of Ormond Beach building division14
Zoning
Yes, the city's own zoning districts under its Land Development Code25
Septic
Florida Department of Health in Volusia County; permit required by state law36
Owner-builder
Allowed for your own one- or two-family home; owner signs an affidavit in person at city hall17
Rural Residential lot size
1 acre minimum in the RR district8
Accessory dwelling unit
One allowed in residential districts, with conditions9
Camping on public property
Unlawful unless the city designates the site10

Who to call

Building permits

City of Ormond Beach Building Division

Building permit applications, plan review, building inspections and owner-builder affidavits inside Ormond Beach city limits

386-610-0540

bponline@ormondbeach.org

22 South Beach Street, Room 104, Ormond Beach, FL 32174

Zoning

City of Ormond Beach Planning Department

Zoning, the Land Development Code and development review inside Ormond Beach city limits

386-610-0520

22 South Beach Street, Room 104, Ormond Beach, FL 32174

Septic permits

Florida Department of Health in Volusia County – Environmental Public Health

Environmental public health contact for Volusia County's onsite sewage (septic) program

386-274-0694

volusiahealthfacilities@flhealth.gov

P.O. Box 9190, Daytona Beach, FL 32120

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

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

Yes. Ormond Beach requires a building permit for all projects to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure inside city limits1. Accessory structures such as sheds and detached garages also need building permits from the city building and code division4. Florida's statewide building code applies in the city without separate local adoption11.

Owners building their own home can use the owner-builder route: the owner must personally appear at the building department to sign an affidavit1. State law limits that exemption to a one- or two-family residence for the owner's own use that is not offered for sale or lease7. Owner-builders still pull permits and pass inspections.

These are the city's rules. Land outside city limits falls under Volusia County's building office instead; see the Volusia County page.

Who issues building permits in Ormond Beach, and how do you reach them?

The City of Ormond Beach Building Division accepts building applications, reviews plans, issues permits and performs building inspections1. Contact it at 386-610-0540 or bponline@ormondbeach.org1. The office is at 22 South Beach Street, Room 104, Ormond Beach, FL 321741.

Zoning questions go to the City Planning Department at 386-610-0520, which handles current and long-range planning and development review12. The county's Permit Center in DeLand serves unincorporated Volusia County, not addresses inside Ormond Beach city limits. Applicants for state-regulated timelines can note that Florida sets review deadlines for building permit applications13; the city's own fee schedule and processing times were not something we could confirm, so ask the Building Division.

Does Ormond Beach have zoning, and what does it mean for lot size and setbacks?

Yes. Ormond Beach divides the incorporated land and water area of the city into zoning districts shown on its official zoning map5. The districts we confirmed include RR Rural Residential, R-3 Single-Family Medium Density, T-1 and T-25.

Rules change by district. In RR, the minimum lot is 1 acre with 120 feet of width, and the setbacks are 50 feet front, 30 feet rear and 20 feet side814. In R-3, the minimum lot is 8,625 square feet with 75 feet of width15. R-3 setbacks are 25 feet front and 20 feet rear16. R-3 also caps building coverage at 35 percent and impervious coverage at 75 percent17. Check your parcel's district on the city zoning map with the12 before you design anything.

One accessory dwelling unit is permitted in residential zoning districts, with conditions including a recorded deed restriction and owner residency when rented9. Using a dwelling for transient lodging is prohibited in R-318.

How do septic permits work in Ormond Beach?

Florida law requires a permit application for any onsite sewage treatment and disposal (septic) system6. In Volusia County, the Florida Department of Health in Volusia County issues those septic permits, and the application is separate from the building permit3. The Department's Environmental Public Health office is at 386-274-069419. The City of Ormond Beach does not issue septic permits; the city building division handles building permits only1.

Whether a given Ormond Beach lot is on city sewer or must use a septic tank we could not confirm; ask the City Building Division, and the health department for any septic question. If sewer becomes available, Florida requires a properly functioning septic system to connect within 365 days after written notice20. Soils matter too: in Volusia County, about 2.6% of soils rate as not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system21.

Can you live in an RV or tiny home in Ormond Beach?

We could not confirm a rule for living in an RV or a tiny home on private land inside Ormond Beach; ask the Planning Department at 386-610-0520 before buying12. Florida's rules for RV parks and camps apply to permitted parks, not to your own lot22.

What the code does say: camping or sleeping on public property in the city is unlawful unless the city has designated the site, though residing overnight in a registered, insured motor vehicle where it may lawfully be is excluded10. Manufactured homes are allowed in the T-1 and T-2 districts, which are not intended for undeveloped areas of the city23. Single-family buildings in T-1 need at least 850 square feet24. Florida law separately requires off-site-built dwellings to be permitted as of right wherever single-family detached homes are allowed, subject to uniform standards25.

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

  1. Confirm your parcel's zoning district and lot rules with the City Planning Department12.
  2. Ask the Florida Department of Health in Volusia County whether the lot needs a septic permit or can connect to sewer19.
  3. Check flood hazard: development wholly or partly in a flood hazard area follows the city's floodplain rules, and the Chief Building Official is the Floodplain Manager26.
  4. Apply for the building permit with the City Building Division, listing all contractors1.
  5. Owner-builders sign the affidavit in person at room 1041.
  6. Pass the inspections the Building Division performs1.

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

Septic and wells do not move to the city. Volusia County's health department is among the county health departments delegated to permit wells27. Septic permits come from the Florida Department of Health in Volusia County3.

For land outside city limits, use the Volusia County page; the county's rules are different from the city's.

Before you buy, check flood zone, the zoning district and sewer availability. Volusia County's effective property tax rate is 0.8%28, and the county's typical home insurance premium is about $2,843 a year29.

Watch-outs

  • The city's Building Division warns of fraudulent emails seeking payment for permits; permit invoices come only through the Tyler permitting system, and staff will never ask for wire transfers1.
  • The city's code prohibits transient lodging in R-3 dwellings18, but Florida law limits local vacation-rental bans adopted after June 1, 201130, so confirm with the Planning Department before buying to rent short-term.
  • We could not confirm Ormond Beach's rules on building permit fees, certificates of occupancy, tiny homes, RVs on private land, wells or driveway permits; call the Building Division at 386-610-05401.

Sources

  1. City of Ormond Beach Building Division (ormondbeach.org)
  2. Ormond Beach LDC Sec. 2-15 R-3 Single-Family Medium Density (Ormond Beach), quoted and re-checked
  3. Florida DEP - OSTDS Permitting FAQ and County Table (2026 county census)
  4. Ormond Beach LDC Sec. 2-50 Accessory uses (Ormond Beach), quoted and re-checked
  5. Ormond Beach LDC Sec. 2-10 RR Rural Residential (Ormond Beach), quoted and re-checked
  6. OSTDS Application Information (Florida statewide rule), quoted and re-checked
  7. 2026 Florida Statutes § 489.103, Exemptions (Florida statewide rule), quoted and re-checked
  8. Ormond Beach LDC Sec. 2-10 RR Rural Residential (Ormond Beach), quoted and re-checked
  9. Ormond Beach LDC Sec. 2-50 Accessory uses (Ormond Beach), quoted and re-checked
  10. Ormond Beach Code Sec. 17-5 Preservation of public spaces (Ormond Beach), quoted and re-checked
  11. Florida Statutes § 553.73 — Florida Building Code (Florida statewide rule), quoted and re-checked
  12. City of Ormond Beach Planning Department (ormondbeach.org)
  13. F.S. 553.792 — Building permit application to local government (Florida statewide rule), quoted and re-checked
  14. Ormond Beach LDC Sec. 2-10 RR Rural Residential (Ormond Beach), quoted and re-checked
  15. Ormond Beach LDC Sec. 2-15 R-3 Single-Family Medium Density (Ormond Beach), quoted and re-checked
  16. Ormond Beach LDC Sec. 2-15 R-3 Single-Family Medium Density (Ormond Beach), quoted and re-checked
  17. Ormond Beach LDC Sec. 2-15 R-3 Single-Family Medium Density (Ormond Beach), quoted and re-checked
  18. Ormond Beach LDC Sec. 2-15 R-3 Single-Family Medium Density (Ormond Beach), quoted and re-checked
  19. Florida Department of Health in Volusia County – Environmental Public Health (volusia.floridahealth.gov)
  20. flsenate.gov (Florida statewide rule), quoted and re-checked
  21. 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
  22. Florida Statutes Chapter 513: Mobile Home and Recreational Vehicle Parks (Florida statewide rule), quoted and re-checked
  23. Ormond Beach LDC Sec. 2-20 T-1 Manufactured/Mobile Home District (Ormond Beach), quoted and re-checked
  24. Ormond Beach LDC Sec. 2-20 T-1 Manufactured/Mobile Home District (Ormond Beach), quoted and re-checked
  25. Florida Statutes § 553.385, Zoning of off-site constructed residential dwellings; parity (Florida statewide rule), quoted and re-checked
  26. Ormond Beach LDC Sec. 3-20 Floodplain management and protection (Ormond Beach), quoted and re-checked
  27. Well Construction in Florida (Florida statewide rule), quoted and re-checked
  28. Effective property tax rate: Bolthole Index county data
  29. Typical home insurance premium: Bolthole Index county data
  30. leg.state.fl.us (Florida statewide rule), quoted and re-checked

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

Answers from the rulebook for Ormond Beach

Ormond Beach’s own rules

  • Building permitRequired

    Accessory structures inside Ormond Beach city (permit rule for principal structures not located in the sections reviewed)

    • Permits are issued by the city building and code division, as specified in section 1-14 (6).
    “all accessory structures require the issuance of building permits by the city building and code division, as specified in section 1-14 (6).”
  • Local zoningPresent

    Land inside Ormond Beach city limits

    “the purpose of the single-family medium density (r-3) zoning district is to stabilize and protect the residential characteristics of existing medium density, single-family neighborhoods”
  • Zoning districtsPublished

    Ormond Beach city zoning districts in Land Development Code Chapter 2, Article II (RR, R-2.5, R-3, T-1, T-2, B-5 and others)

    • Only the districts in the sections reviewed are confirmed; full district list not enumerated.
    “the incorporated land and water area of the city is hereby divided into zoning districts, as set forth in article ii of this chapter and as shown on the official zoning map.”
  • Minimum dwelling sizeSpecified

    Single-family buildings in the T-1 Manufactured/Mobile Home district inside Ormond Beach city

    minimum floor area: >= 850 sq ft

    “5. all single-family residential buildings shall have a minimum floor area of 850 square feet.”
    One more reviewed finding on this topic
  • Minimum lot sizeSpecified

    R-3 Single-Family Medium Density district inside Ormond Beach city

    • Lots of 7,500 sq ft and 75' width may be deemed conforming in areas with consistent established patterns (Special Standards).

    minimum lot size: >= 8625 sq ft (7,500 sq ft in qualifying established areas) · minimum lot width: >= 75 ft

    “5.05 units per acre 30' 35% 75% 8,625 sf 75' 115' none 25' 20' 8' total 20' 20' 30'”
    One more reviewed finding on this topic
  • SetbacksSpecified

    R-3 Single-Family Medium Density district inside Ormond Beach city

    • Less restrictive setbacks shown on approved plat are acceptable.
    • Accessory structures follow Sec. 2-50 (7.5 ft rear and one side).

    front setback: >= 25 ft · rear setback: >= 20 ft · side setback: 8 ft, total 20 ft · street side/corner setback: >= 20 ft · waterbody setback: >= 30 ft

    “5.05 units per acre 30' 35% 75% 8,625 sf 75' 115' none 25' 20' 8' total 20' 20' 30'”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    R-3 Single-Family Medium Density district inside Ormond Beach city

    maximum building coverage: <= 35 percent · maximum impervious lot coverage: <= 75 percent

    “5.05 units per acre 30' 35% 75% 8,625 sf 75' 115' none 25' 20' 8' total 20' 20' 30'”
    One more reviewed finding on this topic
  • Building heightSpecified

    R-3 Single-Family Medium Density district inside Ormond Beach city

    • Amateur radio antennas may extend 10 ft above maximum height (Sec. 2-50(c)).

    maximum building height: <= 30 ft

    “5.05 units per acre 30' 35% 75% 8,625 sf 75' 115' none 25' 20' 8' total 20' 20' 30'”
    One more reviewed finding on this topic
  • Camping on your landLimited

    Camping or sleeping overnight on public property inside Ormond Beach city (private-land camping not addressed)

    • Unlawful unless designated for public camping for recreational purposes by the city.
    • Does not include residing overnight in a registered, insured motor vehicle in a place where it may lawfully be.
    • First violation is a warning; later violations are misdemeanors.
    “it shall be unlawful for any person to publicly camp or sleep on any public property, including but not limited to, any public building or its grounds unless designated for public camping and sleeping for recreational purposes by the city.”
  • Manufactured homesLimited

    Manufactured/mobile homes in the T-1 and T-2 districts inside Ormond Beach city

    • Allowed within the T-1 and T-2 districts, which are not intended to be applied to undeveloped areas of the city.
    • Single-family buildings in T-1 need minimum floor area of 850 square feet.
    • Other districts not confirmed from reviewed sections.
    “this district is further intended to aid in community-initiated redevelopment, but is not intended to be applied to undeveloped areas of the city.”
  • Accessory dwellingsLimited

    Accessory dwelling units in residential zoning districts inside Ormond Beach city

    • Same meter as the single-family dwelling; principal building setbacks apply.
    • Deed restriction must be recorded in county public records.
    • Owner must reside on property when the ADU is rented.
    • ADU limited to 49% of principal structure square footage.
    • Principal structures under 3,266 sq ft: ADU footprint 800 sq ft, total 1,600 sq ft maximum, first floor garage.

    maximum ADU size relative to principal structure: <= 49 percent

    “one (1) accessory dwelling unit is permitted for properties within residential zoning districts and shall meet the conditions below:”
  • Building in a floodplainRequired

    Development in flood hazard areas inside Ormond Beach city

    • Applies to development wholly or partially within a flood hazard area, based on the Volusia County FIS dated September 29, 2017 and later amendments.
    • Administered with the Florida Building Code; the Chief Building Official is the Floodplain Manager.
    “the provisions of this section shall apply to all development that is wholly within or partially within any flood hazard area”
  • Short-term rentalsProhibited

    Transient lodging in dwelling units in the R-3 residential district inside Ormond Beach city (similar text appears in RR, R-2.5, T-1, T-2)

    • Other districts (e.g., B-5 allows transient lodging) differ.
    • State law on vacation rentals may also apply; not reviewed.
    “use of dwelling units for transient lodging is prohibited in order to protect and maintain the residential character of the zoning district.”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemption inside Ormond Beach city
  • Inspections — Building inspections inside Ormond Beach city
  • Certificate of occupancy — Certificates of occupancy inside Ormond Beach city
  • Living in an RV — RV occupancy on private land inside Ormond Beach city
  • Tiny homes — Tiny homes inside Ormond Beach city
11 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Ormond Beach 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