Zoning, building permits and septic rules in Panama City, Florida

Panama City’s own rules

• Building permitRequired

  Construction, alteration, repair, relocation, demolition or occupancy change of buildings and structures inside Panama City city limits (City Building Services Division)

  • The city page states its list of permitted items is not complete; owners should confirm with Building Services.
  • Other entities may also require permits, such as FDEP.
  • A permit that is not commenced within 6 months after issuance becomes invalid unless extended (per the same page).

  “permits must be issued before a project begins. this includes, but is not limited to, constructing, enlarging, altering, repairing, moving, demolishing, or changing the occupancy of a building or structure.”

• InspectionsRequired

  Work for which a building permit is required inside Panama City city limits

  • Work must remain exposed and accessible until approved by inspection.
  • A preliminary inspection may be required before a permit is issued (see permit-process claim).

  “construction or work for which a permit is required shall be subject to inspection.”

• Certificate of occupancyRequired

  Buildings and structures inside Panama City city limits before use or occupancy

  • Also applies to a change in existing use or occupancy classification.
  • A certificate of completion is issued instead where a certificate of occupancy is not applicable (for example reroof or system alteration).

  “a building or structure or portion thereof shall not be used or occupied until a certificate of occupancy has been issued, and a change in the existing use or occupancy classification shall not be made.”

• Local zoningPresent (with conditions)

  Land inside Panama City city limits (City of Panama City, Bay County, FL), not the unincorporated county area or Panama City Beach. The city administers its own Unified Land Development Code (ULDC).

  • The ULDC is enacted under Fla. Stat. 163.3202 and covers all development and use of land within the city.
  • Zoning district standards are contained in the ULDC; the district-by-district numbers were not verified in this research pass (see unknown dimensional claims).
  • Revision stamp 'revised January 3, 2025' on the application form is not treated as an effective date.

  “the land development code is enacted pursuant to section 163.3202 of the florida statutes and its purpose is to implement the comprehensive plan of the city of panama city by establishing regulations, procedures, and standards for review and approval of all development and use of land within the city of panama city.”

• Zoning districtsPublished (with conditions)

  Land inside Panama City city limits: the city's ULDC describes its zoning districts.

  • The description of districts is in the ULDC; the individual district list and map were not opened in this pass.
  • Zoning map and future land use map are maintained by the Planning & Zoning division (see planning page).

  “this compilation includes a description of all zoning districts, as well as district development standards, property performance standards, use regulations, siting standards, planned development requirements, and special purpose district and overlay standards.”

• Subdividing landRegulated (with conditions)

  Subdivisions of land inside Panama City city limits

  • Planning & Zoning reviews subdivisions and major subdivision plats; the division supports the planning board and city commission.
  • Subdivision standards themselves are in the ULDC and were not verified in this pass.

  “planning & zoning is responsible for reviewing and issuing development orders and permits for a wide range of projects, including subdivisions, commercial and industrial developments, multi-family housing, single-family homes”

• Permit feesPublished (with conditions)

  Building and trade permits issued by the City of Panama City

  • The city assesses a permit fee for each proposed project; estimates come from the city's fee schedule and valuation guide linked on the page.
  • The linked fee schedule itself was not opened; dollar amounts not recorded.
  • Impact fees for water/sewer connections are separate (city utilities application).

  “the city of panama city assesses a permit fee for each proposed project. to estimate costs, use the fee schedule link.”

• Permit processPartial

  Building and trade permit applications inside Panama City city limits

  • Permits must be issued before work begins; a preliminary inspection may be required before issuance.
  • Valid permit copy must be kept on site until completion.
  • Permit becomes invalid if work is not commenced within 6 months after issuance unless extended in writing.
  • Full application steps and portal were not recorded in this pass.

  “a preliminary inspection may be required to examine buildings, structures and sites for which an application has been filed before a permit is issued.”

Rules another office applies inside Panama City

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

• Building code adoptedAdopted

  All construction governed by the Florida Building Code inside Panama City city, including public and private buildings, structures and facilities

  • Local enforcement: responsibility for enforcement, interpretation and regulation of the code is vested in a specified local board or agency (s. 553.73(1)(e)); the city Building Services Division is the local enforcer per its permit page.
  • Local amendments are limited to administrative provisions and may not introduce a new subject not addressed in the code (s. 553.73).
  • The code does not apply to zoning requirements or land-use requirements (s. 553.73(13)).
  • Statute text quoted is subject to 'except as otherwise provided in this section'.

  “the commission shall adopt, by rule pursuant to ss. 120.536 (1) and 120.54, the florida building code which shall contain or incorporate by reference all laws and rules which pertain to and govern the design, construction, erection, alteration, modification, repair, and demolition of public and private buildings, structures, and facilities and enforcement of such laws and rules, except as otherwise provided in this section.”

• Who permits septicState (with conditions)

  Septic (onsite sewage) system permitting for land inside Panama City city limits, which lies in Bay County, one of 16 counties where FDEP manages permitting

  • Since 2021 FDEP enforces Florida laws on onsite sewage treatment and disposal systems statewide.
  • Effective January 2, 2025 the Florida Department of Environmental Protection manages septic permitting in Bay County (not the county health department).

  “starting january 2, 2025, the florida department of environmental protection (dep) will manage septic system permitting in 16 counties: bay, calhoun, escambia, franklin, gadsden, gulf, holmes, jackson, jefferson, leon, liberty, okaloosa, santa rosa, wakulla, walton, and washington.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Panama City or Bay County directly.

• Owner-builder exemption — Owner-builder permitting for a home inside Panama City city limits
• Minimum dwelling size — Minimum dwelling size inside Panama City city limits, single-family residential district
• Minimum lot size — Minimum lot size inside Panama City city limits, main single-family residential district
• Setbacks — Front, side and rear setbacks inside Panama City city limits, main single-family residential district
• Lot coverage — Maximum lot coverage inside Panama City city limits, main single-family residential district

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.