Clear the Property, Submit the Permit and Pass St. Johns County Inspections in the Correct Order
Most St. Johns County building projects do not begin with the building-permit application. They begin with a parcel number and, in many cases, an approved Clearance Sheet.
This guide explains the county’s real workflow: property and jurisdiction check, Clearance Sheet, zoning and flood review, coastal and wetland screening, building application, contractor registration, fees, inspections before the 7:00 AM cutoff and final Certificate of Occupancy or Completion.
Choose the St. Johns County Task You Need
St. Johns County Building Department Contact Details
County Permit or Municipal Permit?
Use St. Johns County when
- The property is in unincorporated St. Johns County
- The county Property Appraiser returns the parcel
- County zoning and Land Development Code apply
- The county permit search recognizes the property
Verify first when
- The property is inside the City of St. Augustine
- The property is inside St. Augustine Beach
- The mailing address differs from the municipality
- The parcel lies near a city boundary
What Is a St. Johns County Clearance Sheet?
It identifies the parcel
- GIS address
- Parcel number
- Zoning district
- Future-land-use information
It establishes site limits
- Zoning setbacks
- Minimum floor elevation
- Driveway review
- Lot-grading requirements
It screens environmental issues
- Flood zone
- Wetland and upland buffer
- Protected trees
- Coastal-control boundaries
Project |
Clearance Sheet status |
Why it matters |
|---|---|---|
New single-family residence |
Normally required |
Sets address, setbacks, flood elevation, driveway and site-development conditions. |
Residential addition |
Normally required |
Checks structure location, lot coverage, setbacks, drainage and environmental limits. |
Accessory structure, shed, pool or garage |
Normally required |
Confirms location, easements, setbacks, buffers and existing structures. |
Mobile home |
Normally required |
Coordinates site, address, zoning, utilities, septic and flood review. |
Commercial addition or remodel |
May be required |
Checks proposed use, site conditions, zoning, flood and earlier development approvals. |
New commercial development |
After DRC approval |
New commercial projects obtain Clearance Sheet approval after Development Review Committee approval. |
St. Johns County Permit Route Finder
Select your project to see the most practical official next step.
Apply for a St. Johns County Permit Without Skipping a Required Review
Confirm the property and Parcel ID
Search the Property Appraiser records and save the exact Parcel ID. The county says this number is needed to begin the permit process.
Determine whether a Clearance Sheet is required
Most new homes, additions, accessory structures, mobile homes and many commercial projects need the pre-permit site review.
Prepare the detailed site plan
Show the parcel, dimensions, roads, structures, setbacks, driveways, easements, water, wetlands, trees and applicable coastal information.
Open the correct building application and checklist
Use the county’s official forms page for building, demolition, electrical, plumbing, HVAC, gas, irrigation, solar, mobile-home and coastal applications.
Submit a coordinated permit package
Include the application, Clearance Sheet, site plan, construction plans, product approvals, energy documents, contractor information and project-specific affidavits.
Track the permit and plan-review log
Use Permit Status for holds and inspections. Use the Plan Log to read discipline-specific review comments.
Pay fees and confirm formal issuance
Review permit, plan-review, trade and impact fees. Do not begin because an application was submitted or approved; confirm that the permit is issued.
Record the Notice of Commencement when required
For permitted projects exceeding $5,000, county guidance requires a recorded Notice of Commencement before the first Building Services inspection.
Complete inspections before covering work
Schedule the correct inspection, keep approved documents onsite and correct every failed item before requesting reinspection.
Obtain Certificate of Occupancy or Completion
It is unlawful to occupy a building before the required Certificate of Occupancy or Completion has been issued.
Match the Project to the Correct County Permit Path
Project |
Start with |
Additional review to check |
|---|---|---|
New single-family home |
Clearance Sheet + building permit |
Flood, zoning, driveway, septic/well or utility, trees, wetlands, coastal and impact fees |
Residential addition or detached garage |
Clearance Sheet + building permit |
Setbacks, lot coverage, drainage, flood elevation, product approvals and trade permits |
Shed or accessory structure |
Clearance Sheet review |
Structure size, location, setbacks, easements, anchoring and flood requirements |
Pool, spa or enclosure |
Clearance Sheet + pool permit |
Barrier, electrical, easements, wetlands, flood zone and drainage |
Roof, windows, doors or siding |
Building permit |
Product approval, wind design, structural repairs and flood substantial-improvement review |
Electrical, plumbing, HVAC or irrigation |
Trade permit |
Licensed and county-registered contractor; online private account |
Solar photovoltaic system |
Solar and electrical documents |
Structural attachment, product data, electrical diagram and utility coordination |
Commercial buildout or renovation |
Commercial sufficiency review |
Use, occupancy, accessibility, Fire, zoning, health, utilities and CO |
New commercial site |
Development Review Committee |
Construction plans, paving, drainage, utilities and later Clearance Sheet approval |
Dock, bulkhead or coastal armoring |
Coastal and environmental review |
CCCL, state permits, wetlands, flood design and county authorization |
What to Prepare Before Submission
Property and site
- Parcel ID
- Correct site address
- Lot, block and subdivision
- Boundary dimensions
- Roads and driveways
- Easements and waterways
Plans and project scope
- Detailed scope of work
- Construction valuation
- Existing structures
- Proposed structures
- Zoning setbacks
- Energy and product documents
Environmental and approvals
- Flood-zone information
- Finished-floor elevation
- Wetland jurisdictional line
- Upland buffer
- Protected-tree locations
- Coastal-control line
What the Clearance Sheet Site Plan Should Show
Site-plan item |
What to show |
Common mistake |
|---|---|---|
Scale |
A readable drawing scale and full parcel boundaries |
Submitting an unscaled sketch or aerial screenshot |
Property details |
Lot, block, subdivision, dimensions, streets and roads |
Leaving out the recorded subdivision information |
Structures |
Every existing and proposed structure, use, dimensions and setbacks |
Showing only the new structure |
Driveways and easements |
Driveway, access, easements, patios, AC pads and impervious areas |
Locating improvements inside an easement |
Wetlands |
State jurisdictional wetland line and required upland buffer |
Using an approximate wetland edge without qualified confirmation |
Trees and habitat |
Specimen or historic trees and applicable conservation or habitat areas |
Clearing vegetation before review |
Coastal property |
Coastal Construction Control Line when any part of the lot is seaward of it |
Assuming beachfront location is handled only through the building plans |
Well and septic |
Existing and proposed well and septic systems |
Applying for installation before Clearance Sheet approval |
Drainage and elevation |
Finished-floor elevation, waterways and lot-grading information |
Ignoring how fill or grading affects adjacent land |
Schedule St. Johns County Inspections Correctly
Schedule by phone
Use the touch-tone system and have the permit number and correct inspection request number ready.
Schedule online
A Building E-Services private account is required to schedule or cancel inspections online.
Same-day cutoff
Inspections scheduled before 7:00 AM are performed the same day.
Check the permit first for holds or missing requirements.
Before requesting
- Permit is issued and active
- Correct inspection code selected
- Required work is complete
- Work remains visible
- NOC is recorded when required
- Permit has no unresolved hold
Before the inspector arrives
- Safe access is provided
- Address is visible
- Approved plans are onsite
- Permit documents are onsite
- Correction list is onsite
- Animals and gates are secured
What to Do After a Disapproved Inspection
Read the complete correction list
Do not rely on a short verbal summary. Check the permit record and contact the assigned inspector when clarification is needed.
Correct every listed item
Confirm the correction matches the approved plans, code requirement and inspector’s written direction.
Keep the correction list onsite
The county specifically tells applicants to have the correction list available when the reinspection occurs.
Reschedule only when ready
Repeatedly requesting an inspection before corrections are complete can create service or reinspection fees.
Complete These Property Checks Before Final Design
Special Flood Hazard Area
Development in Zones A, AE, AH, AO and VE must comply with county floodplain and Florida Building Code requirements.
New construction and substantial improvements may need elevation and flood-resistant design documents.
50% substantial-improvement rule
An improvement costing at least 50% of the structure’s pre-improvement market value is treated as a substantial improvement.
Substantially damaged structures may require full flood compliance.
Coastal Construction Control Line
The site plan must identify the CCCL when all or part of the parcel lies seaward of the line.
State environmental authorization may also be required.
Wetland line and buffer
Show the jurisdictional wetland line and the applicable 25-foot or 50-foot upland buffer.
A qualified wetland scientist may be needed.
Protected trees and habitat
Identify specimen or historic trees, conservation easements, gopher-tortoise burrows and listed-species habitat when applicable.
Sea-turtle lighting
Properties in a coastal area may be subject to sea-turtle lighting rules.
The county site-plan checklist lists 904-209-0323 for turtle-lighting information.
Verify the Contractor Before the Permit Is Submitted
State-certified registration package
- Florida state license
- Active Sunbiz record
- Liability insurance certificate
- Workers’ compensation certificate or exemption
- State license contact form
- Matching company names on every document
County matching rule
The state license, corporate registration, insurance and workers’ compensation documents must match.
Send updates to conlicen@sjcfl.us or fax 904-827-6847.
St. Johns County Owner-Builder Rules
Personal appearance
The owner must personally appear and sign the owner-builder affidavit in the Building Services Division.
Allowed project types
The current affidavit covers a one- or two-family residence, farm outbuilding or a commercial building costing no more than $75,000.
Own use or occupancy
The property cannot be built or improved for sale or lease under the exemption.
One-year presumption
If the improved property is sold or leased within one year after completion, the law presumes it was improved for sale or lease.
Direct supervision
The owner-builder must provide direct, onsite supervision and cannot hand responsibility to an unlicensed contractor.
Employer responsibilities
An owner employing workers may have tax, workers’ compensation and injury-liability responsibilities.
Building, Reinspection and Impact Fees
Building permit basics
- Permit issuance fee: $14
- Permit extension fee: $37
- Plan review: generally one-half of building-permit fee
- Permit transfer: $53
Inspection and enforcement
- Inspection/reinspection fee: $53
- Safety inspection: $37
- After-hours inspection requires approval
- Building work started without a permit: double applicable fee plus $200
Use the official estimator
The county provides separate calculators for building/mobile-home and trade permit fees.
Current Residential Impact Fees by Unit Size
Residential unit size |
Current total impact fee |
Included categories |
|---|---|---|
Under 800 square feet |
$11,074 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
801–1,250 square feet |
$14,597 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
1,251–1,800 square feet |
$16,583 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
1,801–2,500 square feet |
$20,652 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
2,501–3,750 square feet |
$25,647 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
3,751–5,000 square feet |
$28,855 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
5,001 square feet or more |
$30,332 |
Roads, buildings, law enforcement, fire/rescue, parks and schools |
What Common Permit Statuses Mean
Search Permits, Plans, Inspections and Certificates
Search the public permit database
Search by permit number first. You can also use the project address, Parcel ID, contractor, license number or Clearance Sheet number.
Check the Plan Log
Use the Plan Log to locate review comments by permit, parcel, address, project or contractor.
Review inspection history and CO status
Open the full permit record and check inspections, holds, releases and Certificate of Occupancy status.
Request plans or the permit package
Use the Permit Center public-records request when detailed plans, job copies or older attachments are not available online.
Email Records Management when needed
What to Do When an Old Permit Was Never Closed
Collect the record
- Permit number
- Clearance Sheet number
- Property address
- Parcel ID
- Approved plans
- Inspection history
Ask the department
- Which inspections remain?
- Is the permit expired?
- Can it be reactivated?
- Are revised plans required?
- Must the contractor be changed?
- What proves final closure?
Report Unpermitted or Unlicensed Construction
Unlicensed activity
Contact Contractor Licensing at 904-827-6820 or conlicen@sjcfl.us.
The county also accepts Building Department PRIDE cases, including anonymous reports.
Floodplain development
To report suspected illegal floodplain development, the county lists Code Enforcement at 904-209-0675, option 6.
What to Say When You Contact the County
“I am proposing [exact project] at [address and Parcel ID]. Can you confirm whether a Clearance Sheet is required and which zoning, flood, driveway, coastal or environmental reviewers will be involved?”
“My Clearance Sheet number is [number]. Which building application, sufficiency checklist, plans, affidavits and trade permits are required for [project]?”
“I need inspection request number [code] for permit [number]. The work is complete, visible and accessible. Can you confirm there are no holds that will prevent the inspection?”
“Permit [number] at [address] does not appear closed. Which inspection, fee, release or final document remains outstanding?”
St. Johns County Permit Closeout Checklist
- Correct jurisdiction confirmed
- Parcel ID verified
- Clearance Sheet approved
- Site plan matches project
- Zoning and setbacks confirmed
- Flood and elevation requirements completed
- Wetland and coastal issues resolved
- Contractor registration verified
- Permit formally issued
- NOC recorded and posted when required
- Approved plans kept onsite
- Inspection requests made before cutoff
- Disapproved items corrected
- All trade finals passed
- Impact and permit fees paid
- CO or Completion issued
St. Johns County Building Department Map
Building permits: 904-827-6800.
Hours: Monday–Friday, 7:30 AM–4:30 PM.
St. Johns County Permit Tools, Forms and Records
St. Johns County Building Department FAQs
What is the official St. Johns County building-permit portal?
St. Johns County uses its Building E-Services and WATS online tools for permit search, plan-review logs, Clearance Sheets, contractor search, fee estimates, uploads and private-account services. The old page’s Accela instructions are not the county’s current official workflow.
Do I need a Clearance Sheet before a building permit?
In most cases, yes. The county says building-permit applications are generally accepted only after a Clearance Sheet has been issued. New homes, additions, accessory structures, mobile homes and many commercial projects commonly require one.
What information is included on a Clearance Sheet?
A Clearance Sheet can include the GIS address, Parcel ID, flood information, zoning setbacks, minimum floor elevation, driveway review, comprehensive-plan information, impact fees and site-development requirements.
How early must I schedule an inspection for same-day service?
St. Johns County says inspections scheduled before 7:00 AM will be performed the same day. Use the telephone system at 904-827-6842 or a Building E-Services private account.
What happens if I cancel an inspection after 7:00 AM?
Contact the assigned inspector directly. The county warns that a cancellation submitted after 7:00 AM on the scheduled day may create a service fee when the inspector is not contacted.
When is a Notice of Commencement required?
County guidance requires a recorded Notice of Commencement before the first Building Services inspection for permitted projects exceeding $5,000. The recorded notice should also be posted at the job site.
Can a property owner pull an owner-builder permit?
An eligible owner may use the statutory owner-builder exemption, but must personally appear and sign the affidavit at Building Services, provide direct onsite supervision and accept legal and financial responsibility for the work.
How do I check whether a contractor is registered?
Use the county’s Contractor Search tool and search by contractor number, name or business name. Contractor Licensing can also be contacted at 904-827-6820 or conlicen@sjcfl.us.
How do I find an old permit, plan or Certificate of Occupancy?
Search the public permit database first. For plans, job copies or records not available online, use the Permit Center Public Records Request process or email publicrecordsbldg@sjcfl.us.
Can a building be occupied after the final work is complete but before the CO?
No. St. Johns County states that it is unlawful to occupy a building before the required Certificate of Occupancy or Certificate of Completion has been issued.
Official St. Johns County Information Used
Building-Department.org is an independent informational guide and is not St. Johns County Government.
This page was checked against St. Johns County Building Department, Building Permits, Building Inspections, Online Permitting & Status, Clearance Sheet guidance, the residential site-plan checklist, Building Application & Forms, Contractor Licensing, Floodplain Management, Development Review, the FY2026 fee schedule and the current impact-fee schedule.
Last reviewed: July 23, 2026.
Fees, forms, inspection codes, review procedures, flood requirements and portal behavior can change. Confirm time-sensitive details with the county before filing, paying, clearing land or starting construction.
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.