Building Permits in Vero Beach and Indian River County

Indian River County's Building Division issues building permits for the unincorporated county and for the City of Vero Beach. Sebastian, Fellsmere, Indian River Shores and Orchid each run their own building department. Start by finding out which one covers your address, because forms, portals and some local rules differ.

Who issues your permit

A Vero Beach or Sebastian mailing address doesn't tell you which jurisdiction you're in. If you're not sure, ask the county Building Division before you apply.

Vero Beach is a shared arrangement

The City of Vero Beach says it shares its building department with the county and sends permit questions to the county's website. The city still controls land use. Site plan approval, a historic preservation certificate of appropriateness or a code compliance approval from the city's Planning and Development Department is needed before a building permit is issued, and the county's checklist tells applicants for structures in Vero Beach to complete a separate city planning application.

Applying online through MGO

The county moved its permitting to MyGovernmentOnline (MGO) on July 10, 2023. Applications, fee payments, inspection requests, document uploads, inspection reports and approved plans all run through the portal. Homeowners and contractors create their own accounts.

For most remodeling work, the county uses a scope-of-work application. Its checklist asks for:

• a detailed scope of work as a separate document
• documentation of the job value, such as a signed contract or estimate
• the owner-builder disclosure statement, if you're pulling the permit yourself
• product approvals and other documents for the specific trade

The county says its review clock doesn't start until the application is complete, so a missing document delays everything. Sebastian's portal works the same way for most permit types; you apply, upload documents, pay and schedule inspections there.

What needs a permit

Rules below are for the county Building Division (unincorporated areas and Vero Beach) unless a city is named. For anything not covered, check your building department's forms page or call before work starts.

Reroofing

A roof replacement needs a permit. The county's roofing inspection guide says the approved permit documents and the Florida product approval or Miami-Dade Notice of Acceptance must be on site for inspection. It lets a roofing contractor file a roof sheathing affidavit instead of a sheathing inspection on reroofs, but owner-builders can't use the affidavit and need the inspection. That guide sits in the county's previous-code-year folder, so ask whether a newer version applies. Fellsmere and Indian River Shores publish their own reroof affidavit forms. For the 25% rule and reroof code upgrades, see our roof permit guide.

Windows, doors and garage doors

The county has its own permit application for garage doors, and replacement windows and exterior doors need product approvals for the wind loads at your site. Confirm with your building department what a size-for-size replacement needs. Our window and door permit guide explains product approvals and impact protection.

Screen enclosures

Confirm with your building department what a new or rebuilt enclosure needs; expect engineered drawings for the aluminum frame. Indian River Shores' 2026 post-storm permitting plan lists enclosure repairs and rebuilds as needing a permit and screen-only replacement in an existing enclosure as not needing one. See screen enclosure permits.

Fences

In unincorporated areas and Vero Beach, a fence needs a permit. The county's fence application asks for proof of job value and a survey or site plan showing the fence, its type, height, section lengths and gates. A fence serving as a pool barrier must be noted, and residential fence permits need planning sign-off. Indian River Shores has its own fence and wall checklist. See fence permits in Florida.

Sheds

Check with your building department before you buy or build a shed. Ask about setbacks, wind anchoring and whether a prefabricated shed needs a state approval. Our shed permit guide covers the common questions.

Small jobs under $7,500

Following the 2026 state law, the county offers a building permit exemption application for limited work under $7,500 on a single-family home. It doesn't cover electrical, plumbing, mechanical, gas or structural work, or property in a flood hazard area, and it isn't automatic. See the $7,500 permit exemption.

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Owner-builder permits

The county accepts owner-builder applications with the disclosure statement required by section 489.103(7) of the Florida Statutes. The home must be for your own use or occupancy, not for sale or lease; you must supervise the work yourself and can't hire unlicensed people to act as your contractor. The county's licensing page notes that the owner exemption from contractor licensing doesn't waive the permit or its fees. Sebastian says owner-builder applications must start in person at its building department. Read our owner-builder guide before you choose this route.

Notice of Commencement

Florida requires a recorded Notice of Commencement before the first inspection when the direct contract is over $5,000 (heating and air conditioning repair or replacement is exempt under $15,000). Some Indian River County forms still show the older $2,500 threshold. Follow the current statute and your building department's instructions, and record the notice with the county clerk.

Inspections

Request inspections through the portal your building department uses. Keep the approved documents and product approvals on site, and don't cover work before it passes. The final inspection closes the permit, and your insurer may ask for proof of it later. See building inspections in Florida.

Flood zones and the beach

Indian River County's current FEMA flood maps took effect on January 26, 2023, and the county reviews permits against them. The county's flood information page explains how to look up a property, and elevation certificates for previously developed properties back to 1997 are available from the county. If your home is in a flood zone, a large remodel can trigger the FEMA 50% rule.

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. Work seaward of it generally needs a permit from the Florida Department of Environmental Protection, with certain exceptions, as well as a building permit. See coastal construction control line permits.

Checking a contractor's license

Check every contractor at MyFloridaLicense.com. The county says a state-certified contractor must register the certificate with the county's building official before contracting in unincorporated areas or Vero Beach. "Certified" means a state license; "registered" means licensed through a local government. Indian River Shores stopped accepting county-issued certificates of competency on July 1, 2025, so ask your building department what it accepts. Our guide to checking a contractor walks through the steps.

After a hurricane

After the 2024 hurricanes, the county temporarily waived permits for certain storm repairs to one- and two-family homes, from October 14, 2024 to January 17, 2025. Waivers like that are temporary, so check your building department's current notices after a storm. Indian River Shores' post-storm plan expedites roof, window and door permits. Before signing with anyone who knocks on your door, read hurricane repair scams in Florida.