Remodeling in Vero Beach, Sebastian and the Treasure Coast

Remodeling in Indian River County means planning around three things most of the country doesn't think about: hurricane-grade wind design, flood and beach rules on the barrier island, and the push to move homes near the Indian River Lagoon off septic tanks. This guide covers what's specific to Vero Beach, Sebastian, Fellsmere, the barrier island towns and the unincorporated county, and points you to the statewide guides for everything else.

Who handles your permit

Indian River County's Building Division issues permits for the unincorporated county, including Vero Lake Estates, Gifford, Wabasso and unincorporated parts of the barrier island. It also serves the City of Vero Beach, which shares its building department with the county. Applications, payments and inspection requests go through the county's MyGovernmentOnline (MGO) portal.

Four municipalities run their own building departments:

• Sebastian takes most permits through its MGO Connect customer portal.
• Fellsmere has its own Building Division for plan review, permits and inspections.
• Indian River Shores has its own Building Department and is moving to MGO.
• Orchid has its own Building Department and recommends getting community association architectural approval before applying.

In Vero Beach, the city still handles land use. Site plan, historic preservation or code compliance approval from the city's Planning and Development Department is needed before the county issues a building permit. Our Indian River County permit guide covers each jurisdiction, what needs a permit, owner-builder rules and inspections.

Hurricanes and wind design

The Treasure Coast has a long, well-documented hurricane history. In September 2004, Hurricanes Frances and Jeanne made landfall three weeks apart at almost the same spot, the southern end of Hutchinson Island near Stuart, according to the National Hurricane Center. Frances alone caused widespread damage across the Treasure Coast. In November 2022, Hurricane Nicole came ashore on North Hutchinson Island just south of Vero Beach, and Indian River Shores reported severe dune erosion along its coastline afterward. In October 2024, Hurricane Milton's outer bands produced tornadoes on the Treasure Coast. The National Weather Service rated one EF3; it touched down in Fort Pierce and moved offshore near Jaycee Park in Vero Beach.

That exposure is built into local codes. Sebastian has adopted ultimate design wind speeds of 160 mph for homes, and the county publishes its own design wind speed maps. Under the Florida Building Code, areas at 140 mph or more are in the wind-borne debris region. In practice that means:

• Windows and doors. Replacement windows, sliding doors, entry doors and garage doors need Florida product approval for your site's wind loads, and glazed openings in the debris region need impact-rated products or approved shutters. See impact windows vs. hurricane shutters and impact window costs.
• Roofs. Every reroof needs a secondary water barrier and code-compliant deck nailing. Some older, higher-value homes also need roof-to-wall connection upgrades. See roof replacement costs in Vero Beach.
• Screen enclosures. Aluminum enclosures are engineered for the local wind speed. Indian River Shores' post-storm plan lists enclosure repairs and rebuilds among work that needs a permit. See screen enclosure permits.

A wind mitigation inspection after the work can document features that earn insurance discounts.

Flood zones, the barrier island and the beach

Indian River County's current FEMA flood maps took effect on January 26, 2023, and the county reviews permits against them. Its flood information page explains how to look up a property, and the county keeps elevation certificates for previously developed properties back to 1997. Vero Beach, Sebastian and Indian River Shores each publish their own flood resources.

If your home is in a flood zone, the cost of a remodel matters as much as its design. Improvements worth half or more of the building's value can require the whole house to meet current flood rules, which can mean elevating it. Our FEMA 50% rule guide explains how that's measured. Price this out before you design a large kitchen or addition on the barrier island or along the lagoon.

On the ocean side of the barrier island, the state's coastal construction control line runs from Sebastian Inlet south to the St. Lucie County line. Construction, excavation or other changes seaward of the line generally need a permit, with certain exceptions, from the Florida Department of Environmental Protection, on top of your building permit. See coastal construction control line permits.

Septic-to-sewer and the Indian River Lagoon

Nutrient pollution from septic systems is a major concern for the Indian River Lagoon, and it now affects remodeling plans. Florida's Indian River Lagoon Protection Program, section 373.469 of the statutes, created in 2023, works in two ways:

• Since January 1, 2024, new conventional septic systems aren't allowed in the covered lagoon areas where sewer is available. Where it isn't, new systems must be enhanced nutrient-reducing systems.
• Existing septic systems in those areas must connect to sewer where available, or upgrade, by July 1, 2030.

Locally:

• Indian River County began holding septic-to-sewer workshops in 2026 and, as reported by WQCS, says owners who receive a connection notice will have one year to connect. The county's utility services director put typical connection costs at roughly $7,000–$15,000 for gravity sewer and $15,000–$25,000 for low-pressure systems that need a pump at the home. Those are published estimates, not quotes, and other local reports have cited different figures, so ask the county about your property. The county is also setting up an assistance program for owners who can't afford to connect.
• Vero Beach adopted Ordinance 2024-05, which sets a deadline of June 1, 2028, or within a year of a sale or transfer, for septic-served properties to connect to central sewer under the city's septic tank effluent pump (STEP) program. Check the ordinance for which properties it covers.
• Sebastian signed an agreement with the county in 2025 to extend sewer lines within its community redevelopment area.

If you're planning a bathroom addition, a kitchen move or anything that touches the drain lines, ask your utility whether sewer is available on your street and when a connection could be required, so you can plan the two pieces of work together. Our septic-to-sewer guide covers the statewide picture.

Community associations and architectural review

Many Florida neighborhoods have architectural review committees that approve roofs, windows, colors, fences and pool enclosures. The Town of Orchid tells residents that exterior projects need the community association's architectural approval and recommends getting it before applying for a town permit.

Since July 1, 2026, Florida law stops a homeowners' association from requiring a building permit before it reviews your application, so you can apply to both at once. Get any association approval in writing before you sign a contract. See HOA approval in Florida.

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Hiring and licensing

Check every contractor's license at MyFloridaLicense.com, and make sure the license type covers the work. Roofing, electrical, plumbing, mechanical and pool work need their own licensed trades. Indian River County requires state-certified contractors to register with its Building Division before working in unincorporated areas or Vero Beach. Indian River Shores stopped accepting county-issued certificates of competency on July 1, 2025, and accepts state licenses with town registration.

After a storm, out-of-area crews arrive quickly. Unlicensed contracting during a declared state of emergency is a felony in Florida, and roofing contracts signed within 180 days after a declared emergency come with a cancellation right. Read hurricane repair scams in Florida and how to check a contractor before you sign. Keep deposits modest; see contractor deposits in Florida.

Nearby: Fort Pierce, Port St. Lucie and Hutchinson Island

South of the county line, Fort Pierce, Port St. Lucie and unincorporated areas such as Hutchinson Island are in St. Lucie County, which has its own county government and building rules. A few local details:

• Wind design. Fort Pierce's Ordinance 24-001 sets ultimate design wind speed zones of 150 and 160 mph for homes, both above the wind-borne debris threshold.
• Septic-to-sewer. Port St. Lucie runs a long-standing septic to sewer conversion program through its Utility Systems Department.
• Storm history. Hurricane Milton's tornadoes in October 2024 damaged homes across St. Lucie County, including Port St. Lucie and unincorporated areas.

If your address is in St. Lucie County, confirm whether the city or the county issues your permit, and check that office's current requirements before you apply.

A local checklist before you start

1. Confirm which building department covers your address.
2. Look up your flood zone and, on the beach, whether you're seaward of the coastal construction control line.
3. Ask your utility about sewer availability if you're on septic.
4. Get association approval in writing if your community has architectural review.
5. Check the contractor's license and make sure the contract names the permit, the products and their approval numbers.
6. Set a contingency for hidden damage; see renovation contingency.