Building permits, zoning and land rules in Indian River County, Florida

Yes. Unincorporated Indian River County requires a building permit before work of any character begins, and even replacements such as fences, roofs and HVAC systems need one¹. The Building Division enforces the Florida Building Code as adopted by the county⁵. Like the counties around it in Florida, Indian River County requires a county building permit¹.

The Building Division's jurisdiction covers the unincorporated county and the City of Vero Beach⁵. Inside Fellsmere, the city issues its own building permits under Sec. 18-31 of its code, so the county's rules below apply to unincorporated land¹⁰.

One exception: a nonresidential farm building on bona fide agricultural land can be exempt through a no-fee application with proof of ownership, a site plan, a floor plan, proof of agricultural classification and a notarized affidavit. Residential farm buildings are not exempt, and floodplain rules still apply⁷.

The Indian River County Building Division reviews plans, issues construction, repair and demolition permits, runs inspections and handles contractor licensing and code compliance¹¹. The office is at 1801 27th Street, Vero Beach, FL 32960, phone (772) 226-1260¹¹.

Applications go through the county's online permitting portal and are routed to other departments for review, even while incomplete, to speed things up¹². Status moves from READY, when all departments have approved and the applicant gets an email about fees due, through ISSUED and FINAL, and a permit can expire after 180 days without an approved inspection¹².

The only published fee schedule we found dates from 2012. It lists a $200 application fee for new buildings, alterations and mobile or modular homes, plus 0.415% of building valuation over $48,000, so confirm current fees with the Building Division¹³. A re-inspection costs $45 and after-hours inspections $50 an hour with a 4-hour minimum¹⁴.

Yes, for unincorporated land. The county divides its unincorporated area into zoning districts². Chapter 911 of the Land Development Regulations sets size and dimension criteria and allowed uses for each district, and each use is permitted, administrative-permit or special-exception². Setbacks, height and yards come from the district charts rather than one countywide number, so look up the parcel's district first².

Fellsmere runs its own zoning districts inside city limits³. Read the Fellsmere page for the city's rules.

To split a lot, the county allows one split without subdivision platting only if the lot has not been split since July 23, 1983, both new lots meet current size requirements, and the split does not create the smallest lot in its subdivision⁹. The Planning Division, at (772) 226-1259, answers zoning questions¹⁵. We could not confirm a minimum home size, lot-coverage limits or an accessory-dwelling rule, so ask the Planning Division.

The Florida Department of Health in Indian River County permits and inspects septic systems, in cities as well as unincorporated land; Fellsmere requires evidence of county health unit approval before it issues a development order or permit^4,16. Environmental Health is at 1900 27th St., Vero Beach, FL 32960, phone 772-794-7440¹⁷.

Florida law requires an approved permit before constructing, repairing, modifying or operating a system⁶. A construction permit is generally valid for 18 months and a repair permit for 90 days⁶. Owners can hire a private provider for inspections⁴.

Soils matter: only about 0.1% of county soils rate free of severe limits for a conventional drain field, so expect a site evaluation and often an engineered system⁸. Enhanced nutrient-reducing systems are required in Indian River Lagoon Basin Management Action Plan areas¹⁸.

A well smaller than 6 inches in diameter needs a permit from the same local health office¹⁹. We could not confirm whether off-grid sanitation is allowed, so ask Environmental Health.

Not in a stored RV. The county's FAQ says a recreational vehicle stored in a single-family residential area may not be used for sleeping, housekeeping or living quarters while stored⁹. A stored RV is allowed in an unenclosed area of the property but not in the front yard, side yard or an easement, limited to one per dwelling unit, with one additional RV allowed for no more than two weeks in any one-year period⁹.

Florida's rules for RV parks and camps cover licensed parks and camps, not a private rural parcel²⁰. We could not confirm a tiny-home occupancy rule or a temporary-camping rule for unincorporated Indian River County, so call the Planning Division with the parcel's zoning district before moving a unit onto land¹⁵.

1. Confirm the parcel's zoning district and whether it is unincorporated, in Fellsmere or in Vero Beach, with the Planning Division^5,15.
2. Request a septic site evaluation from Environmental Health early, since soils drive system cost^8,17.
3. Get a driveway plot plan approved by the Planning Department's Planner of the Day, then a building permit; add a county right-of-way permit from Public Works if the driveway enters a public right-of-way².
4. Apply for the building permit through the Building Division, under the Florida Building Code^11,21.
5. If acting as your own contractor on an owner-occupied single-family home, the exemption covers contractor licensing only, not the permit or fees¹.
6. Pass the inspections, then request the certificate of occupancy after final approval; the building cannot be occupied before it is issued²².

Check flood status first. New FEMA flood maps took effect on January 26, 2023, and the county reviews permits using them⁵. Structures in a Special Flood Hazard Area need floodplain development permitting, even some exempt from the building code⁵.

Next, confirm zoning district, setbacks and any lot-split limits with the Planning Division^2,15. Budget for septic: low soil ratings and lagoon-area nutrient rules often mean a higher-cost system^8,18.

Driveways on single-family lots must sit at least 5 feet from the nearest side lot line at the right-of-way². If you sell or lease an owner-built home within a year of completion, the law presumes you built it for sale or lease, which violates the exemption²³.

The county has about 338 people per square mile, and the nearest city of 100,000 or more is roughly 19 miles away⁸. Expect an effective property tax rate near 0.7%, a median tax bill near $2,288 and home insurance around $3,877 a year⁸.