Clear Land Development, Historic and Archaeology Reviews Before Building-Permit Approval
St. Augustine is not a normal one-step building-permit jurisdiction. A project may first need zoning, historic preservation, archaeology, Public Works, Utilities or floodplain clearance before the Building Division can complete its review.
This guide explains the complete City process: choose the correct jurisdiction, use the official Permit Portal, complete the Land Development Application when required, prepare historic and archaeology documents, calculate permit fees, request inspections and verify final closure.
Choose the St. Augustine Task You Need
St. Augustine Project Route Finder
Choose the project to see the first approval gate and the document most often missed.
City of St. Augustine, St. Johns County and St. Augustine Beach Use Different Permit Systems
Physical project location |
Permitting authority |
Official contact |
|---|---|---|
Inside City of St. Augustine limits |
||
Unincorporated St. Johns County |
||
Inside City of St. Augustine Beach |
St. Augustine Planning, Building, Historic and Archaeology Contacts
Planning & Building office
75 King Street, Lobby B, 4th Floor
St. Augustine, FL 32084
Hours: Monday–Friday, 8:00 AM–5:00 PM
Mailing address
City of St. Augustine Planning & Building
P.O. Box 210
St. Augustine, FL 32085
Fax: 904-209-4335
Many Projects Need Land Development Approval Before the Building Permit
Gate 1: Land Development Application
Beginning January 1, 2025, many projects must complete the City’s Land Development Application process before a building-permit application is filed.
- Zoning review
- Historic-preservation review
- Archaeology review
- Public Works review
- Utilities review
Gate 2: Building permit
After the required land-development clearances, submit the construction documents for Building and applicable fire-plan review.
- Building-code review
- Structural review
- Electrical, plumbing and mechanical scope
- Product approvals
- Permit issuance and inspections
Which St. Augustine Permit and Review Fits the Project?
Project |
Start with |
Important documents or approvals |
|---|---|---|
New house or residential addition |
LDA + building permit |
Plans, energy calculations, ISR worksheet, survey, product approvals, grading plan when triggered and truss engineering |
Residential accessory structure |
LDA + building permit |
Building plans, survey, ISR, product approvals, setbacks, flood and historic review when applicable |
Interior remodel |
Building permit |
Existing/proposed layout, structural work, trades, valuation and historic review if protected features are affected |
Roof replacement |
Roof permit |
Florida Product Approval numbers and historic-material review when applicable |
Windows or exterior doors |
Building permit |
Florida Product Approval numbers plus HARB or historic staff review when applicable |
Deck |
Building permit |
Building plans, ISR worksheet and property survey |
Fence or masonry wall |
Land-development/building review |
Property survey, fence materials and engineered masonry-wall plans when applicable |
Pool, spa or hot tub |
LDA + pool permit |
Survey, ISR, grading when triggered, TDH worksheet, energy form, pool elevation, footing and equipment details |
Dock |
PZB approval + building permit |
Building plans, site information and other marine or environmental approvals |
Demolition |
Historic/archaeology review first |
HARB approval for qualifying structures, elevation certificate when applicable and utility/site requirements |
Commercial addition or new building |
LDA + commercial permit |
Signed/sealed plans, MEP, civil plans, ISR, product approvals, survey, drainage, trees, trusses and utility availability |
Commercial sign |
Land-development/sign review |
Location, dimensions, materials, lighting, mounting and historic/corridor review when applicable |
How the Under-$7,500 Single-Family Exemption Works
A project may qualify when
- It is an improvement to a single-family home
- Total improvement cost is below $7,500
- No structural work is involved
- No electrical work is involved
- No plumbing, mechanical or gas work is involved
- The project is outside a flood-hazard area
Approval is still required
- Start through the Land Development Application process.
- Submit a written exemption request.
- Provide the contract or cost documentation.
- Wait for written City approval.
- Complete HARB, PZB or Archaeology review when applicable.
- Do not begin work until the exemption is approved.
Apply in Eight Clear Steps
Confirm City jurisdiction
Verify that the physical site is inside the City of St. Augustine rather than unincorporated St. Johns County or St. Augustine Beach.
Identify every approval gate
Check zoning, historic district, structure age, archaeology zone, flood hazard, tree, right-of-way, utility and Public Works requirements.
Complete the Land Development Application when required
Clear Zoning, Historic, Archaeology, Public Works and Utilities before submitting the building permit.
Prepare one coordinated construction set
Use readable PDFs with matching revision dates for site, architectural, structural, energy, grading, civil, product approval and trade documents.
Prepare contractor or owner-builder documents
Licensed contractors submit license and insurance information. Owner-builders must complete the City affidavit and accept direct legal responsibility.
Create the permit application online
Open the City Permit Portal, select the correct application and upload every required document.
Respond to comments and pay verified fees
Answer each correction directly and upload one coordinated revised set. Verify every invoice inside the official portal.
Record the NOC, complete inspections and close the permit
Post the recorded Notice of Commencement when required, keep approved plans on site and verify that every building and trade permit reaches final status.
Prepare These Items Before Opening the Portal
Property and land review
- Physical project address
- Parcel and legal description
- City jurisdiction
- Zoning district
- Historic district or building age
- Archaeology zone
- Flood-zone information
- Tree and right-of-way conditions
Plans and calculations
- Property survey
- Site plan
- Architectural plans
- Structural plans
- ISR worksheet
- Energy calculations
- Product approvals
- Grading or civil plans
People and legal forms
- Owner information
- Contractor license
- Liability insurance
- Workers’ compensation
- Owner-builder affidavit
- Subcontractor signoff
- Notice of Commencement
- Revision form when applicable
Check HARB, Historic District and Corridor Review Before Exterior Work
When historic review may apply
- Property is in a local historic district.
- Structure is more than 50 years old.
- Work changes exterior windows, doors, roof, walls or site features.
- Project includes relocation or demolition.
- Property is in a regulated design corridor.
Prepare visual evidence
- Current property photos
- Historic photos when available
- Existing and proposed elevations
- Material and color information
- Window, door and roof details
- Demolition justification when applicable
Meeting and appeal
HARB generally meets on the third Thursday of each month unless otherwise noticed.
Applications must meet the published filing deadline for legal advertising.
A historic staff determination may be appealed within 30 days.
Current linked HARB application type |
Published base fee |
|---|---|
Single-family alteration, site or site feature with no area increase |
$50 plus advertising costs |
New single-family, major alteration or ad valorem exemption |
$150 plus advertising costs |
Non-single-family alteration or site feature with no area increase |
$100 plus advertising costs |
New non-single-family project or appeal |
$200 plus advertising costs |
Partial demolition |
$150 plus advertising and notice costs |
Full demolition |
$300 plus advertising and notice costs |
Four Conditions Trigger the City Archaeology Review
Review is required when all four apply
- Project is tied to a building or right-of-way permit
- Property is in a City Archaeology Zone
- Ground disturbance exceeds 3 inches deep
- Disturbed area is 100 square feet or more
Common triggering projects
- New home or addition
- Garage or accessory structure
- Pool or flood wall
- Utility trench or grease trap
- Commercial construction
- Building elevation
- Demolition
- Right-of-way excavation
Archaeology zone |
Published review fee |
Fee limits |
|---|---|---|
Zone I |
1.5% of estimated construction cost |
Minimum $50; maximum $25,000 |
Zone II |
1.25% of estimated construction cost |
Minimum $50; maximum $25,000 |
Zone III |
1% of estimated construction cost |
Minimum $50; maximum $25,000 |
Flood Risk and Lot Grading Can Control Permit Approval and Final Inspection
Flood information service
The City can help identify mapped flood-zone information, base-flood elevation, Special Flood Hazard Area conditions and certain historical flooding information.
Elevation certificates
The City may have elevation certificates for some properties from 1992 to the present. Availability is property-specific.
Floodplain Coordinator: 904-201-8840
Flood-hazard projects
The under-$7,500 building-permit exemption does not apply to projects in a flood-hazard area.
Floodplain permits, elevation information and damage/substantial-improvement review may apply.
When residential grading review applies
- New single-family construction
- Residential work adding 500 square feet or more of lot coverage or impervious area
- Floodplain Management Permit projects
What the grading plan must show
- Existing and proposed elevations
- Spot elevations on the subject property
- Neighboring elevations approximately 10 feet from boundaries
- Drainage direction
- No harmful discharge onto adjoining property
How St. Augustine Building-Permit Fees Are Calculated
Fee item |
Published amount or formula |
Important condition |
|---|---|---|
Building permit |
$50 for the first $1,000 of valuation + $5 per additional $1,000 or fraction |
City uses applicable valuation data or actual cost, whichever controls under its schedule |
Plan review |
50% of the calculated permit fee |
Additional review penalties can apply after repeated code comments |
Permit extension |
$50 |
Request before the permit becomes invalid |
Transfer to a new contractor |
$50 |
Updated contractor documents may be required |
Change of occupancy inspection / new certificate |
$100 |
Construction permits are separate when alterations are proposed |
Demolition |
$100 |
Historic, archaeology and utility reviews are separate |
Inspection or first reinspection |
$50 |
Work must be ready and accessible |
Second and later reinspection |
Four times the inspection fee |
Equivalent to $200 under the linked schedule |
Residential electrical, mechanical or plumbing permit |
$50 each |
Each regulated trade may require a separate permit |
Non-residential electrical, mechanical or plumbing permit |
$100 or 10% of building-permit fee, whichever is greater |
Applies per applicable trade permit |
Starting without a permit |
Double the normal permit fee |
Does not legalize or guarantee approval of completed work |
Credit-card convenience charge |
2% |
Confirm the displayed portal total before payment |
Example: $25,000 valuation
- Building permit: $170
- Plan review at 50%: $85
- Base building + plan review: $255
Excludes trades, HARB, archaeology, Public Works, flood, Utilities, credit-card and project-specific fees.
Example: $80,000 valuation
- Building permit: $445
- Plan review at 50%: $222.50
- Base building + plan review: $667.50
The final City invoice controls. Valuation may be adjusted from the applicant’s estimate.
Prepare License, Insurance and Legal Responsibility Documents
Licensed contractor
- Florida State Certified or Registered license
- Minimum $300,000 liability insurance
- Workers’ compensation or exemption
- Certificates made out to City Planning & Building
- Email documents to buildingpermits@citystaug.com
Owner-builder
- Owner becomes the responsible contractor.
- Work must be for the owner’s use and occupancy.
- Direct onsite supervision is required.
- Unlicensed persons cannot act as the contractor.
- Insurance, tax and worker risks remain with the owner.
Notice of Commencement
The City’s contractor requirements identify a recorded NOC before the first inspection when the direct contract exceeds:
- $5,000 for qualifying construction work
- $15,000 for qualifying HVAC work
Request the Inspection Through the Portal and Wait for Confirmation
Confirm the permit is issued and active
An application or plan-review approval is not enough. The permit record must be issued for the work and inspection type.
Complete the correct construction stage
Do not request inspection while required framing, fastening, testing, documentation or corrections remain incomplete.
Submit the request in the Permit Portal
Choose the correct permit and inspection type. Use buildinginspection@citystaug.com only when the online inspection system is unavailable.
Wait for scheduling confirmation
The City does not publish a universal same-day or next-day cutoff on its current permit page. Do not assume the requested date is approved until confirmed.
Keep the complete approved file on site
Provide the permit, approved plans, product approvals, installation instructions, recorded NOC when required and approved revisions.
Correct failed items before reinspection
Read the result, complete every correction and request the correct reinspection only when the work is ready.
Verify final closure and certificate
Confirm the building permit and every electrical, plumbing, mechanical and gas permit are final. Obtain the applicable Certificate of Occupancy or Completion.
Keep at the job site
- Issued permit
- Approved plans
- Product approvals
- Manufacturer instructions
- Recorded NOC when required
- Approved revisions
Prepare the work area
- Address visible
- Safe access provided
- Required work exposed
- Tests ready
- Previous corrections completed
- Subcontractor signoff complete
Keep the Permit Active Within Each Six-Month Period
Work not started
The City’s permit application states that a permit becomes invalid when authorized work is not begun within six months after issuance.
Work stopped
A permit can also become invalid when work begins but is stopped or abandoned for six months.
Before continuing
Contact Building before restarting work under an inactive or expired permit. An extension or new permit may be required.
What Common Portal Statuses Mean
Complete Public Works, Fire, Utility and Occupancy Reviews in the Correct Order
Commercial site construction
Commercial, institutional and subdivision development may require a Public Works permit and signed/sealed civil plans before the building permit.
Certificate dependency
Public Works site and utility acceptance may be required before the Certificate of Occupancy is issued.
Business use
Confirm zoning, occupancy, fire, building, sign and business-license requirements before signing a lease or opening.
Business-license help: 904-825-1034
Right-of-way activity |
Permit route |
|---|---|
New or changed driveway / curb cut |
Create New Application → Right of Way → General |
Street or sidewalk blockage |
Right-of-way permit and approved traffic/pedestrian-control plan |
Equipment parked in public right-of-way |
Right-of-way permit |
Sidewalk, ADA ramp, paving or striping |
Right-of-way / Public Works review |
Utility installation or repair |
Create New Application → Right of Way → Utility |
Landscaping or irrigation in right-of-way |
Right-of-way permit before installation |
Open Right-of-Way Requirements Open Commercial Site Requirements
Find Current, Historical or Missing St. Augustine Permit Records
Search the City Permit Portal
Use the permit number first when available. Otherwise search the project address or available property information.
Confirm the correct property and permit
Compare the address, owner, contractor, work description and permit type before relying on the record.
Review approvals and inspections
Check land-development decisions, building status, inspection results and related trade permits.
Request records not available online
No special City form is required to make a public-record request. Provide the address, approximate year, owner and exact document needed.
Verify final closure
An issued permit does not prove final approval. Confirm every required inspection and Certificate of Occupancy or Completion.
Fix Common St. Augustine Permit Problems
Problem |
Likely reason |
Practical fix |
|---|---|---|
Portal cannot find the property |
Wrong jurisdiction or address format |
Confirm City, County or St. Augustine Beach before creating another application |
Building application cannot proceed |
Land Development Application clearances are incomplete |
Identify the remaining Zoning, Historic, Archaeology, Public Works or Utilities review |
Historic review is delayed |
Photos, elevations, materials or filing deadline are missing |
Submit a complete visual packet and confirm whether staff or HARB approval is required |
Archaeology review triggered unexpectedly |
Excavation exceeds depth and area thresholds inside an Archaeology Zone |
Submit the A14 form with exact disturbance dimensions and construction plans |
Under-$7,500 work was rejected |
No written exemption, prohibited trade/structural work or flood-hazard property |
Submit the exemption request and cost documentation before work |
Inspection request is not confirmed |
Portal request incomplete or requested date not approved |
Check the permit record and contact buildinginspection@citystaug.com when the portal is unavailable |
Inspection fails for paperwork |
Approved plans, product approvals, NOC or subcontractor authorization missing |
Place the complete approved permit file at the site before reinspection |
Final approval is blocked |
Grading, Public Works, trade finals or certificate requirements remain open |
Request a written list of every outstanding department approval |
Suspicious invoice received |
Payment phishing attempt |
Verify the @citystaug.com sender, reject wire transfers and check the official portal |
Old permit affects a property sale |
Final inspection or trade permit was never completed |
Collect the record and ask Building for a written closeout path |
What to Say When You Contact the City
“I am planning [exact work] at [physical address and parcel]. Is the property inside the City, and which Land Development, historic, archaeology, floodplain, Public Works, Utilities and building approvals are required?”
“Permit [number] at [address] does not appear final. Which department approval, inspection, trade permit, grading acceptance or certificate remains open, and what is required to close it?”
Do Not Consider the Project Complete Until These Are Saved
- Correct government jurisdiction confirmed
- Land Development Application completed when required
- Zoning approval saved
- Historic or corridor approval saved
- Archaeology clearance saved
- Flood and grading requirements completed
- Public Works and Utilities approvals completed
- Building permit formally issued
- Recorded NOC posted when required
- Approved plans kept on site
- All building and trade inspections passed
- Certificate and final closure proof saved
St. Augustine Planning & Building Office Location
Watch the City’s Permit Portal Tutorial
Open the Correct St. Augustine Resource
City of St. Augustine Building Department Questions
Where do I apply for a City of St. Augustine building permit?
Use the official City Permit Portal at gis.citystaug.com/COSAPermits. The portal handles building permits, inspections, land-development applications, tree permits and several board-review applications.
What is the St. Augustine Planning and Building phone number?
Call 904-825-1065. The office is at 75 King Street, Lobby B, 4th Floor, St. Augustine, Florida 32084.
Do I need a Land Development Application before a building permit?
Many projects must complete the Land Development Application process first so Zoning, Historic Preservation, Archaeology, Public Works and Utilities reviews are complete. Roofing and certain electrical, plumbing and mechanical permits generally use a more direct route.
Can work under $7,500 be completed without a building permit?
Beginning July 1, 2026, some improvements under $7,500 to single-family homes may qualify for an approved exemption. Electrical, plumbing, mechanical, gas, structural and flood-hazard-area work still requires permits regardless of cost.
When does St. Augustine archaeology review apply?
Review applies when a project is tied to a building or right-of-way permit, lies in an Archaeology Zone, disturbs soil more than three inches deep and affects at least 100 square feet.
Does an older St. Augustine building need HARB approval?
A structure more than 50 years old, a property in a historic district or regulated corridor, or work involving exterior alteration, relocation or demolition may require historic-preservation staff or HARB approval.
How are St. Augustine building-permit fees calculated?
The current City-linked schedule lists $50 for the first $1,000 of valuation plus $5 for each additional $1,000 or fraction. The normal plan-review fee is 50% of the calculated permit fee.
How do I request a St. Augustine building inspection?
Request the inspection through the City Permit Portal and wait for scheduling confirmation. When the portal is unavailable, contact buildinginspection@citystaug.com with the permit and inspection information.
When is a Notice of Commencement required?
The City contractor requirements identify a recorded Notice of Commencement before the first inspection when the qualifying direct contract exceeds $5,000, or $15,000 for qualifying HVAC work.
How do I know whether my address uses the City or St. Johns County?
Confirm the physical jurisdiction rather than relying on the mailing address. Properties inside the City use the City Permit Portal, unincorporated properties use St. Johns County, and properties inside St. Augustine Beach use that city’s Building Department.
Source and Accuracy Notes
Building-Department.org is an independent informational website and is not the City of St. Augustine, St. Johns County or St. Augustine Beach. Applications, payments, inspections, historic decisions, archaeology reviews and official records must be handled through the responsible government agency.
This page was rebuilt from the official City Building Permit Information, Permit Portal, Planning & Building contacts, Land Development process, HARB materials, Archaeology Review Process, floodplain resources, lot-grading packet, contractor requirements, fee schedule, inspection information, right-of-way guidance and public-record process.
Last reviewed: July 21, 2026.
Forms, fees, board schedules, flood information, review requirements, staff and portal functions can change. Confirm time-sensitive details before filing, paying, ordering materials or beginning work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.