Bolthole Index

Monroe County, Florida

Building permits, zoning and RV rules in Key Colony Beach, Florida

The City of Key Colony Beach, Florida runs its own zoning and issues its own building permits; any project estimated above $1,000 needs one12. Living in an RV or travel trailer is prohibited, even for one night3. Septic permits in Monroe County come from the county health department, not the city building office4.

At a glance

Building permit
Required from the city for work over $1,000; cosmetic maintenance on single-family homes and duplexes is exempt2
Zoning
City Land Development Regulations with R-1A, R-1B, R-3, RH and B-1 districts1
Septic
Permits come from the Florida Department of Health in Monroe County; the city's own role is unconfirmed4
RV living
Prohibited, even for one night3
Camping
Unlawful on public or private property in the city5
Manufactured homes
Installation not permitted6
Owner-builder
One new single-family permit in 5 years, with the owner on site7
Minimum home size
1,000 sq ft in R-1B; 1,200 sq ft in R-1A89

Who to call

Building permits

City of Key Colony Beach Building Department

Building permit intake, plan review, inspections, certificates of occupancy, contractor registration and floodplain management inside Key Colony Beach

(305) 289-1212, ext. 3

[email protected]

600 West Ocean Drive, Key Colony Beach, FL 33051

Septic permits

Florida Department of Health in Monroe County

Septic (OSTDS) permitting and inspection for Monroe County

305-293-7500

[email protected]

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 Key Colony 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 Key Colony Beach, Florida?

Yes, for almost any real work. Inside Key Colony Beach, a project with an estimated cost above $1,000 requires a building permit, and the building official sets the cost estimate2. Fences and electrical, plumbing or mechanical additions also need permits, and starting work before the permit carries a penalty fee2. Cosmetic maintenance such as painting, roof coating, plastering and stucco on a single-family home or duplex is exempt2.

The city adopts the Florida Building Codes and applies the most restrictive code where they differ, with its own flood-provision amendments10. All permitted work must pass inspection, owner-built work included11. Monroe County's separate exemption for small repairs applies only to unincorporated Monroe County, not inside the city12.

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

The City of Key Colony Beach Building Department issues building permits inside the city. Its services include permit intake, plan review, inspections during construction, certificates of occupancy, contractor registration and floodplain management13. Call (305) 289-1212, ext. 3, or email [email protected]; City Hall is at 600 West Ocean Drive13.

A reader inside city limits who calls the Monroe County Building Department in Marathon has the wrong office: that department serves unincorporated Monroe County12. The county is still the right call for septic permits and for the county-maintained rights-of-way it controls414.

Does Key Colony Beach have zoning, and what does it mean for RVs, lot size and setbacks?

Yes. Key Colony Beach administers its own Land Development Regulations, with residential, R-3, RH and B-1 districts1. Monroe County's planning department covers only unincorporated areas, so its zoning does not govern city lots15.

  • R-1B: minimum lot of 6,000 sq ft and 60 ft wide; yards of 25 ft front, 7.5 ft each side and 25 ft rear; 1,000 sq ft minimum home16178.
  • R-1A: minimum lot of 7,500 sq ft and 75 ft wide; yards of 25 ft front, 8.5 ft each side and 25 ft rear, except 50 ft from mean high tide along Vaca Cut; 1,200 sq ft minimum home18199.

Height in both districts is 30 ft or 2 stories, whichever is less, where living space sits below base flood elevation; 40 ft applies when all habitable space is above it2021. Installing a manufactured home is not permitted in the city6.

Can you live in an RV, tent or tiny home in Key Colony Beach?

No for RVs and camping. Key Colony Beach prohibits using an RV or travel trailer as a residence, even for one night3. A resident may park one licensed motor home or travel trailer on their own property or an adjacent vacant lot they own or lease, but not occupy it3. Camping, tenting or sleeping in the open is unlawful on any public or private property in the city, apart from a minor child camping occasionally in the owner's back yard5.

We could not confirm any city rule for tiny homes or accessory dwelling units. Florida law lets a local government adopt an accessory-dwelling ordinance but does not require one22, so ask the Building Department before planning a second unit.

How do septic permits and sewer connection work in Key Colony Beach?

Monroe County is not one of the 16 counties where the state Department of Environmental Protection issues septic permits, so the county health department handles septic permitting and inspection4. The Florida Department of Health in Monroe County, at 305-293-7500, is the office to call23. We could not confirm whether the city adds septic rules of its own, so ask the Building Department too.

Septic is rarely the answer here. The county health department states that central sewer is almost universally available in Monroe County and that every location where sewer is available must be connected23. Septic systems that remain in the Florida Keys must be Performance Based Treatment Systems24. Monroe County's soil survey shows 0% of soils rated "not limited" for a conventional drain field, so a conventional field is unlikely25. Well permits inside the city are unconfirmed; the South Florida Water Management District issues well permits for the county26.

Building a home in Key Colony Beach: the steps, in order

  1. Confirm the lot's district (R-1A, R-1B, R-3, RH or B-1) and its lot size, setbacks and height limits with the Building Department113.
  2. Order a lot survey from a registered surveyor; one is required before a new building or seawall27.
  3. Check flood exposure: the city amends the residential flood provisions of the Florida Building Code10.
  4. Submit the building permit application with 3 complete sets of plans and the legal description with lot, block and subdivision27.
  5. Use a state- or Monroe County-licensed contractor, or qualify as owner/builder: one new single-family permit in 5 years, the owner on site during work and inspections277.
  6. Pass every inspection during construction11.
  7. Ask the Building Department about the certificate of occupancy; we could not confirm the city's closeout steps13.

What to check before you buy in Key Colony Beach

Check the district first: minimum home size, setbacks and height limits differ between R-1A and R-1B98. Elevation matters too, since the 30-foot height cap tightens for living space below base flood elevation20. Monroe County enforces floodplain rules that raise the lowest floor to base flood elevation for structures built after 1974; ask whether the city applies the same standard to your lot28.

Costs run high. Monroe County's typical home value is about $966,00029, the typical home insurance premium about $7,871 a year30, and the effective property tax rate 0.5%31. These figures describe the county, not the city. Land outside the city limits falls under the unincorporated Monroe County rules on the Monroe County page.

Watch-outs

  • Monroe County's building, planning and growth-allocation (ROGO) rules cover unincorporated land; we could not confirm how or whether ROGO applies to a lot inside Key Colony Beach, so ask the city Building Department before you rely on a county rule32.
  • We could not confirm the city's fee schedule, certificate of occupancy steps or short-term rental rules; ask the Building Department at (305) 289-1212, ext. 313.
  • Florida law limits how far a local government can restrict vacation rentals, with an exception for rules adopted on or before June 1, 2011; confirm the city's rule before buying for rental income33.

Sources

  1. Sec. 101-11. R-1B One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  2. Sec. 6-6. Building permit (Key Colony Beach), quoted and re-checked
  3. Sec. 101-55. Commercial and recreational vehicles (Key Colony Beach), quoted and re-checked
  4. Septic Tanks, quoted and re-checked
  5. Sec. 11-2. Camping, tenting, sleeping in open (Key Colony Beach), quoted and re-checked
  6. Sec. 101-104. Manufactured homes and recreational vehicles (Key Colony Beach), quoted and re-checked
  7. Sec. 6-6. Building permit (Key Colony Beach), quoted and re-checked
  8. Sec. 101-11. R-1B One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  9. Sec. 101-10. R-1A One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  10. Sec. 6-2. Codes adopted (Key Colony Beach), quoted and re-checked
  11. Sec. 6-6. Building permit (Key Colony Beach), quoted and re-checked
  12. Building and Permitting, quoted and re-checked
  13. City of Key Colony Beach Building Department (keycolonybeach.net)
  14. Right-of-Way Use Permits, quoted and re-checked
  15. Current Planning, quoted and re-checked
  16. Sec. 101-11. R-1B One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  17. Sec. 101-11. R-1B One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  18. Sec. 101-10. R-1A One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  19. Sec. 101-10. R-1A One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  20. Sec. 101-11. R-1B One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  21. Sec. 101-10. R-1A One dwelling unit residence district (Key Colony Beach), quoted and re-checked
  22. Florida Statutes § 163.31771: Accessory dwelling units (Florida statewide rule), quoted and re-checked
  23. Florida Department of Health in Monroe County (monroe.floridahealth.gov)
  24. Septic Tanks, quoted and re-checked
  25. 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
  26. Well Construction Permits, quoted and re-checked
  27. Sec. 6-6. Building permit (Key Colony Beach), quoted and re-checked
  28. Building Responsibly & Requirements, quoted and re-checked
  29. Typical home value (Zillow): Bolthole Index county data
  30. Typical home insurance premium: Bolthole Index county data
  31. Effective property tax rate: Bolthole Index county data
  32. Current Planning, quoted and re-checked
  33. 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 Key Colony Beach

Key Colony Beach’s own rules

  • Building permitRequired

    Construction, alteration and major repair inside Key Colony Beach city

    • No permit is required for cosmetic maintenance (painting, roof coating, plastering, stucco) on single-family or duplex structures
    • Any project with estimated cost exceeding $1,000 requires a permit
    • Work begun before permit incurs a penalty fee per the fee schedule
    • Fences and electrical, plumbing or mechanical additions also require permits

    cost threshold: > 1000 USD (cosmetic maintenance on single-family or duplex exempt)

    “in any case, a project with an estimated cost exceeding one thousand dollars ($1,000.00), shall require a permit, again, the cost to be determined by the building official.”
  • Owner-builder exemptionConditional

    Owner/builder permits for a single-family residence inside Key Colony Beach city

    • Limited to one permit in five years for a new single-family dwelling for the owner's use
    • Owner must be present on the job site whenever work is in progress and during an inspection
    • Persons assisting other than common laborers must be state-licensed or Monroe County-certified
    • Owner may sign an affidavit with more detailed city requirements
    • Commercial owner-builder only if cost under $25,000 and for owner's own use

    owner/builder new-dwelling permits: <= 1 permit per 5 years

    “an owner/builder taking out such a permit shall be restricted to one (1) permit in five (5) years, for the construction of a new single-family dwelling for his or her use and must be present on the job site whenever work is in progress and during an inspection.”
  • Building code adoptedAdopted

    Building construction inside Key Colony Beach city

    • Adopts the Florida Building Codes, ICC, NFPA, NEC, ASHRAE and IAMPO codes
    • Where requirements differ, the most restrictive code applies
    • City amends FBC Residential flood provisions (Sec. 6-27)
    “the latest editions, revisions and amendments of these codes shall be adopted and enforced as the building codes for the city.”
  • InspectionsRequired

    Permitted work inside Key Colony Beach city, including owner/builder work

    • Stated in the owner/builder provision of Sec. 6-6
    “all work must conform to codes adopted by the city and pass all inspections.”
  • Local zoningPresent

    Land inside Key Colony Beach city; the city administers its own Land Development Regulations with residential, R-3, RH and B-1 districts

    “this district is intended to accommodate one unit detached dwellings. it conforms with the single-family residential category of the comprehensive plan.”
  • Minimum dwelling sizeSpecified

    R-1A one dwelling unit residence district, Key Colony Beach city

    minimum habitable area: >= 1200 sq ft per dwelling unit

    “minimum habitable building area of 1,200 square feet per dwelling unit.”
    One more reviewed finding on this topic
  • Minimum lot sizeSpecified

    R-1A one dwelling unit residence district, Key Colony Beach city

    minimum lot area: >= 7500 sq ft · minimum lot width: >= 75 ft

    “minimum lot area of 7,500 square feet. minimum lot width of 75 feet.”
    One more reviewed finding on this topic
  • SetbacksSpecified

    R-1A one dwelling unit residence district, Key Colony Beach city

    • Corner lot: 25 ft side yard on street frontage and 8.5 ft rear yard
    • Combined lots: each side yard minimum is 10 per cent of total width
    • 50 ft minimum from mean high tide along Vaca Cut

    front yard: >= 25 ft · side yard: >= 8.5 ft (corner or combined lot) · rear yard: >= 25 ft (50 ft from mean high tide along Vaca Cut)

    “front yard minimum of 25 feet. side yard minimum of 8.5 feet on each side, except on a corner lot or a combined lot. rear yard minimum of 25 feet except a 50 foot minimum setback from mean high tide along vaca cut.”
    One more reviewed finding on this topic
    • Specified — R-1B one dwelling unit residence district, Key Colony Beach city
      “front yard minimum of 25 feet. side yard minimum of 7.5 feet on each side, except on a corner lot or a combined lot. rear yard minimum of 25 feet.”
  • Lot coverageSpecified

    R-3 multiunit residence district, Key Colony Beach city (R-1 districts specify minimum pervious area of 25 per cent instead of a building coverage cap)

    • Pervious area minimum 20 per cent in R-3

    building coverage: <= 33 percent of lot area

    “building coverage. maximum of 33 per cent of lot area.”
  • Building heightSpecified

    R-1B one dwelling unit residence district, Key Colony Beach city

    • 40 ft and 2 stories where all habitable space exceeds base flood elevation, as mandated by the Florida Building Code
    • No mechanical equipment allowed on roof
    • Height measured from crown of road

    maximum height: <= 30 ft or 2 stories, whichever is less (40 ft when all habitable space is above base flood elevation)

    “maximum of 30 feet or 2 stories, whichever is less for structures with habitable dwelling space below the applicable base flood elevation. maximum of 40 feet and 2 stories as mandated by florida building code for structures where all habitable space exceeds applicable base flood elevation.”
    One more reviewed finding on this topic
    • Specified — R-1A one dwelling unit residence district, Key Colony Beach city
      “maximum of 30 feet or 2 stories, whichever is less, for structures with habitable dwelling space below the applicable base flood elevation. maximum of 40 feet and 2 stories as mandated by florida building code for structures where all habitable space exceeds applicable base flood elevation.”
  • Living in an RVProhibited

    Occupying an RV or travel trailer as a residence inside Key Colony Beach city

    • One licensed motor home or travel trailer of the resident may be parked on the resident's property or an adjacent vacant lot owned or leased by the resident, but not occupied
    • Floodplain article: RVs may be stored but not occupied
    “however, such vehicles can not be used as a residence even for one night.”
  • Camping on your landProhibited

    Camping, tenting or sleeping in the open on public or private property inside Key Colony Beach city

    • Exception: a minor child camping in the property owner's back yard on an occasional basis
    “it shall be unlawful for any person to camp, tent or sleep in the open on any public or private property in the city.”
  • Manufactured homesProhibited

    Installation of manufactured homes inside Key Colony Beach city

    • Located in the Floodplain Management article
    “installation of manufactured homes shall not be permitted.”
  • Permit processPartial

    Building permit applications inside Key Colony Beach city

    • Three complete sets of plans, legal description with lot, block and subdivision
    • Lot survey by registered surveyor required before new building or seawall
    • Applicant must be state- or Monroe County-licensed unless owner/builder

    plan sets: 3 sets

    “said application must be accompanied by three (3) complete sets of plans.”

Still unanswered

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

  • Certificate of occupancy — Certificate of occupancy inside Key Colony Beach city
  • Tiny homes — Tiny homes inside Key Colony Beach city
  • Accessory dwellings — Accessory dwelling units inside Key Colony Beach city
  • Who permits septic — Septic regulation inside Key Colony Beach city
  • Septic permit — Septic permits inside Key Colony Beach city
9 more unanswered
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • 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 Key Colony Beach publishes no rule on the point, not that none exists. Monroe County’s page lists the county offices to call.

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