Which building department handles your property?
A St. Augustine mailing address does not establish municipal jurisdiction. Confirm the parcel before filing. The three local routes below use different submission systems, so sending plans to the wrong one can delay a project.
| Parcel location | Start here | Submission route |
|---|---|---|
City of St. Augustine | City Permit Portal | |
City of St. Augustine Beach | Email the Building Department; portal attachments alone are not submissions | |
Unincorporated St. Johns County | County Building Department and applicable clearance review |
Building Permit Information: bulkhead/retaining wall Planning & Building contacts St. Augustine Beach Building Building Department
Describe what changes, including the wet side
The City’s bulkhead checklist calls for plans and a survey, with Planning & Zoning Board approval where applicable. Show existing and proposed wall alignment, retained panels, cap work, anchors, drainage outlets and associated dock work. Add the equipment route and temporary staging areas so reviewers see the whole operation.
- Save the parcel number, address and ownership authorization.
- Collect the existing survey, permits and dated photographs.
- Mark the work limits and identify anything moving toward the water.
- Give every reviewer the same drawing revision.
- Name the person responsible for responses, inspections and closeout.
This is a practical preparation list; staff may request additional documents for the proposed design. Building Permit Information: bulkhead/retaining wall
Check historic and archaeology review early
Within St. Augustine, historic design review and archaeology are separate questions. Most work in Historic Preservation zoning districts needs a Certificate of Appropriateness. Archaeology review covers qualifying permit-linked ground disturbance in mapped zones; the City identifies work deeper than 3 inches across at least 100 square feet. Ask about anchor trenches and excavation as well as the visible cap.
The City’s under-$7,500 improvement provision does not exempt structural work or work on flood-hazard property. A modest repair price therefore does not settle the permit question. HARB application types Archaeology Review Process Building permit exemption limitations
Separate environmental review from building approval
DEP Northeast handles shoreline stabilization and other work in surface waters or wetlands. DEP and SJRWMD divide ERP review under operating agreements; ask which agency receives your scope. An oceanfront proposal may also involve the Coastal Construction Control Line program, while use of state-owned submerged lands is another issue to resolve.
The state restoration exception refers to the existing alignment or a position within 18 inches waterward, but preserves coastal permitting requirements. It is not permission to enlarge a parcel, disturb habitat or skip every other approval. Ask the designer to explain the exact legal basis for any claimed exemption.
For a first ERP routing question, DEP Northeast lists 904-256-1700. SJRWMD permitting customer service is 386-329-4570. Have your parcel number and a concise description of the existing and proposed work ready. Northeast District Permitting ERP Coordination, Assistance and Portals Coastal Construction Control Line Program 2026 Florida Statutes §403.813 DEP District ERP Contacts Permitting contacts
Use the current federal permit documents
USACE publishes the 2026 nationwide permits, with Jacksonville regional conditions that apply in this area. Near historic resources, those conditions can require pre-construction notification even for a project otherwise considered small. Federal authorization and state environmental approval address different responsibilities.
Ask your representative to identify the proposed authorization, its conditions and whether a notification or separate application is needed. Keep the issued decision with approved drawings; an application receipt is not an approval. Use the budget guide to track agency fees separately from construction, and the County guide for beach access and right-of-way coordination. Nationwide Permit Information Jacksonville Final Regional Conditions, February 13, 2026
Use one approval tracker for the whole project
Give every reviewing office the same drawing revision. A simple tracker prevents a local building approval from being mistaken for permission to change the water-side footprint.
Before work begins
Record the agency, application number, drawing date, decision and attached conditions. Distinguish a submitted application from an issued permit or written exemption determination. Ask which approval the contractor still needs before mobilizing.
Before work is concealed
Ask the permit holder which inspections must occur and who schedules them. Keep the approved drawing available. In St. Johns County, the holder must arrange required inspections before covering work, and changes to reviewed plans need prior approval.
When the scope changes, mark the affected line in the tracker and ask the project representative which agencies must review it. Preserve accepted revisions and completion evidence with the original approval.
Official permit resources
| City or county | Permit office | Official source |
|---|---|---|
St. Augustine | ||
St. Augustine Beach | ||
St. Johns County | ||
Florida DEP | ||
Oceanfront | ||
Federal |
Show sourcesHide sources
- Building Permit Information: bulkhead/retaining wallSource reviewed 2026-10-26
- Planning & Building contactsSource reviewed 2026-10-26
- St. Augustine Beach BuildingSource reviewed 2026-10-26
- Building DepartmentSource reviewed 2026-10-27
- HARB application typesSource reviewed 2026-10-26
- Archaeology Review ProcessSource reviewed 2026-10-26
- Northeast District PermittingSource reviewed 2026-10-26
- ERP Coordination, Assistance and PortalsSource reviewed 2026-10-26
- Coastal Construction Control Line ProgramSource reviewed 2026-10-26
- 2026 Florida Statutes §403.813Source reviewed 2026-10-26
- DEP District ERP ContactsSource reviewed 2026-10-26
- Permitting contactsSource reviewed 2026-10-26
- Nationwide Permit InformationSource reviewed 2026-10-26
- Jacksonville Final Regional Conditions, February 13, 2026Source reviewed 2026-10-26