Government services, mapped in Palm Beach County
A clear path through Palm Beach County, its municipalities, and applicable Florida and federal agencies.
Zoning & Land Use
Accessory dwelling and guesthouse feasibility
An accessory dwelling, guesthouse or second unit requires a parcel specific review of allowed uses, district and supplemental standards, prior approvals, density and building requirements. For unincorporated property start with ULDC Articles 3, 4 and 5 and obtain zoning confirmation or preapplication review. Check the intended occupancy or rental use, parking, utilities and septic capacity. Municipal rules are separate. The presence of an existing outbuilding or a Property Appraiser use code is not permission to create a dwelling.
Variance, rezoning and site plan review
A variance and a rezoning are distinct approvals. Explain the requested dimension or use to PBC Zoning for unincorporated property and identify the correct administrative variance, Type 2 variance, public hearing, DRO or other path before filing. The County publishes Type 1 Administrative Variance Instructions, Type 2 Variance Supplemental Instructions, Public Hearing Application Instructions and general forms. Use preapplication review to confirm eligibility, survey, ownership, plan, notification and fee requirements. Approval is discretionary under the applicable criteria and never guaranteed. Municipal property follows its city process.
Building & Construction
Building permit authority routing
Resolve exact parcel jurisdiction first. PBC Permit Center processes building construction permits in unincorporated County. Each incorporated municipality needs its own verified permit authority and destination; use the published local department or portal path.
Fence, shed and accessory improvements
Determine the local jurisdiction, parcel zoning, easements and proposed dimensions first. Ask the local Building Division which permit type or exemption applies to the specific fence or accessory structure, including flood and utility constraints. County supplemental standards and district rules are relevant only to unincorporated property. There is no countywide size or fence height shortcut for all municipalities. Do not place improvements in easements or rights of way based on a generic website answer.
Home addition and structural renovation
Confirm whether the parcel is municipal or unincorporated, then verify zoning setbacks, lot coverage, height and existing approvals with the responsible zoning office before paying for final plans. County additions use the current building permit checklist, site survey, scope and construction plans required for the selected type. Check flood review, easements, septic capacity, utility and impact fee issues for the proposed increase. File the local permit, obtain plan approvals and complete required inspections. An appraisal record or postal address cannot establish buildable area.
Residential pool and safety barrier
A proposed pool needs local zoning and building review for the exact site, including location, setbacks, easements and pool equipment. The County publishes Residential Swimming Pool Safety Requirements as a specific supplemental form. Use it with the selected County permit checklist and plans for unincorporated property. Confirm approved safety barriers and inspections with the building official rather than assuming an existing fence qualifies. Municipal applications and public pool health licensing are separate.
Roof replacement and reroof forms
For an unincorporated reroof, use the permit checklist and Building Division application with the form matching the roof system: 100 shingles or shakes, 200 concrete or clay tile, 300 metal, or 400 flat roof. Include the product approvals and supporting details required by the selected checklist. Confirm contractor qualifications, roof scope, design and inspections before filing. A city reroof uses that city’s forms and fee schedule. Do not invent a flat fee or assume a minor repair exemption. For unincorporated single-family, duplex and attached residential reroofs the County also has a conditional ePZB self-issued reroof process for permit class 4081. The portal itself decides eligibility from the project questionnaire; an application starting PR is routed for plan review and is NOT an issued permit, whereas B indicates issuance. Even for a B-number, government fees must be paid before any work; unpaid permits expire in 10 days. This path is NOT available automatically to municipalities, and the project-specific County charge and any additional conditions must be verified in the government portal.
Rooftop solar PV filing
County forms include the Expedited Solar PV Permit Application and PV Rooftop Installation form. Ask the unincorporated Building Division whether the proposed system qualifies for the expedited path; use the selected checklist, equipment details, electrical and mounting plans and product approvals required for the project. Structural suitability, local zoning and inspections are separate from utility interconnection. A municipal site uses its city permit path. Contact the electric utility for its interconnection approval before energizing.
Business
Commercial renovation, occupancy and change of use
Before signing a lease or renovating, ask the local zoning authority whether the proposed use is allowed and the building official whether the work or occupancy change requires plans, permits or a new occupancy approval. Assess accessibility, fire review, parking, signs, utilities and state licensing for the actual activity. County unincorporated applications use the selected building checklist; municipalities use their own process. Finish required inspections and occupancy approvals before opening; a Business Tax Receipt is not construction authorization.
Mobile food vending and location approval
Use DBPR’s mobile food dispensing vehicle guide to identify plan review and licensing for the actual vehicle operation. State licensing does not by itself authorize every site, right of way or event. The County zoning FAQ separately addresses roadside vendors and directs engineering permit and business tax questions to the relevant offices. Confirm the site jurisdiction, private owner permission, local use restrictions, wastewater arrangements and any road owner approval. Select the correct state regulator for the kind of food sales; do not apply a fixed restaurant path automatically.
Restaurant opening and DBPR plan review
First establish the premises jurisdiction and local allowed use, occupancy and construction path. For a DBPR regulated restaurant, plan review is required for new construction, conversion, remodeling, or reopening after at least 18 months closed. Submit the scaled equipment floor plan and menu through the current DBPR application, obtain the food service license, and complete the required opening inspection. Local construction, fire, grease or wastewater review and city and County business tax receipts remain separate. Retail food establishments can fall under another state agency, so confirm food service jurisdiction before selecting the application.
Short term rental taxes, licensing and local use
Confirm whether the local zoning and existing property approvals allow the intended short term rental, then determine state public lodging licensing and safety requirements for the operation. The County Tax Collector tourist development guidance requires a TDT account and short term rental Business Tax Receipt for each rented unit covered by its rules. County TDT returns are monthly, including months with no rental income. The Tax Collector states rental platforms do not remit Palm Beach County TDT, so do not assume platform collection meets this obligation. Municipal registration and state sales tax are separate checks.
Local Licensing
environment
Dock, shoreline and wetland project reviews
A waterfront project can require local building or zoning approvals plus applicable County ERM, SFWMD, Florida DEP and federal reviews. Determine the exact parcel, water body, ownership or submerged land rights and work description before choosing permit classes. Ask the relevant agencies about wetlands, environmental resource permits, water use and coastal constraints. A building jurisdiction boundary does not establish submerged land ownership or exemption from environmental permits. Do not start work while applicability or approvals are unresolved.
Native vegetation and tree removal review
ERM regulates native vegetation under ULDC Article 14 and publishes a separate native vegetation permit route. County zoning preservation conditions and landscape approvals can also apply; one permission does not replace the other. Before clearing, identify species, protected vegetation, the site jurisdiction, existing preserve and landscape conditions, and contact ERM and the local zoning authority about applicability and exemptions. County Zoning publishes Tree Removal and Replacement instructions for its application path. Do not assume a dead tree, small parcel or city location automatically removes all review.