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Duplexes are not allowed in the RS-2 or RS-3 zoning districts. Duplexes are allowed in RS-1 if granted a conditional use approval by City Council. To be eligible for conditional use approval, the RS-1 lots must meet the following conditions:
A permit* is required for new or reconstructed boat slips, boat houses, boat docks, and bulkheads. Prior to issuance of a city permit, the applicant must provide document ensuring approval from the U.S. Army Corps of Engineers and the Alabama Department of Conservation and Natural Resources State Lands Division.
*Boat slips, boat houses, boat docks require a Building Permit (SubType: Marine Accessory).*Bulkheads require a Site Permit with the "Wall, Retaining Wall, Bulkhead Permit" portion completed.
The State of Alabama mandates insurance discounts for homes that have been issued a "Fortified Designation" as provided by the Fortified Home™ Program. Compliance with Orange Beach construction standards will qualify a home for a "Gold Fortified Designation', but only if the home is verified by approved third party inspections. Roof replacement in Orange Beach may qualify the home for a "Bronze" designation when third party inspections are performed. Flood Insurance discounts are also available due to the City's participation in the Community Rating System.
In order to determine whether there are wetlands located on your property, please contact the U.S. Army Corps of Engineers at 251-690-2658 or the Alabama Department of Environmental Management at 251-304-1176.
Permits are still required even if the property owner does all of the work and does not hire a contractor.
Some licensure exemptions are available to property owners who act as their own contractor. Please refer to the HOMEOWNER EXEMPTIONS section on the Contractor Requirements page for more details.
Forestry mowing or hand clearing vegetation is allowed as long as jurisdictional wetlands are not impacted. Removal of protected trees with a 6-inch or greater diameter at chest height is prohibited without a tree removal permit. Fill placement on a vacant lot is prohibited unless a building permit has been issued or is actively in review at the Community Development Department.
Occupied recreational vehicles (RV) are allowed only in recreational vehicle parks and designated areas of mobile home parks. Unoccupied recreational vehicles may be parked at an owner's residence or business but cannot be connected to water and sewer utilities. Recreational vehicles may be used by a homeowner while he/she is building a residence. The RV must be hooked up to water and sewer/septic tank, and the owner must have garbage service. The RV cannot be occupied longer than 6 months while the residence is under construction.
A Building Permit (SubType: Accessory Building) is required prior to constructing or placing a shed on your property. Please review the Accessory Structure Requirements & Guidelines (PDF) or contact Community Development for any further questions.
The city has a tree protection ordinance that restricts the removal of certain sizes and types of trees. Prior to removing or pruning a tree, please contact Community Development to verify whether the proposed work requires a Tree Removal Permit*.
*The Tree Removal Permit is part of the Site Permit application on the Permit Portal.
Following a disaster, the City must provide damage estimates to the Federal Government in order to be eligible for Federal grant money. Acquiring a permit for all repair work assists the City in demonstrating eligibility for Federal assistance. Do not begin permanent repairs following a declared disaster until your property damage has been assessed and recorded by the City and a repair permit has been issued.
For copies of Elevation Certificates, call Community Development at 251-981-2610 or email the Permit Technician, Suzy Williams.
You can verify whether your property is located within a flood zone by utilizing the Orange Beach Interactive Floodplain Map or the ADECA Interactive Flood Map http://maps.digitalmapcentral.com/production/VECommunityView/cities/orangebeach_al/index.aspx# . Community Development has current and archived Flood Insurance Rate Maps on file and is available to assist you in determining whether your property is located in a flood zone, provide determination letters, and to answer any questions you may have. Contact the Floodplain Administrator by phone or email.
When building in an "AE" flood zone, the finished floor of the structure must be elevated a minimum of 2 feet above the Base Flood Elevation. When building in a "VE" flood zone, the lowest horizontal structural member of the structure must be a minimum of 3 feet above the Base Flood Elevation. Community Development also maintains Elevation Certificates for structures constructed within a Special Flood Hazard Area.
The Community Development Department is open from 7 am to 5 pm, Monday through Friday.
For single-family residential-zoned properties, the required front setback is 30 feet; the required rear setback is 20 feet; and the required side setbacks are 10 feet. Setbacks are applied from the property line.
The maximum height for fences on residential properties is 6 feet. Fences located within the front yard setback (30 feet from front property line), cannot exceed 4 feet in height. Fences shall be installed with the finished side facing the adjoining property or public or private right-of-way. Fence posts must be located on the inside of the fence facing the property on which the fence is located. Posts and supporting members may be viewable if the fence has a shadowbox design or uses panels across the front and back to give the fence a finished appearance on both sides. There are no setback requirements for fences, and a permit is not required.
A Stormwater Permit* must be obtained from Community Development before placement of any type of fill.
White beach quality sand is accepted in all areas of the city, however the placement of clay and dark colored fill is restricted in certain areas. A sample of the proposed fill material must be submitted to the Community Development office prior to issuance of a Stormwater Permit.
*The Stormwater Permit is part of the Site Permit application on the Permit Portal.
Permits are generally required for all work on new and existing structures and systems other than maintenance. The best way to determine if a permit is required is to call the Building Department at 251-981-2610 before you begin any work.
All Building Department permit applications are processed through the Orange Beach Permit Portal.
Within this portal, you may apply for permits, upload construction plans and other documents, check application review status, pay for permits, request inspections, and much more. The portal is compatible with most tech devices - phones, tablets, laptops, and desktop computers. You can log in anytime and anywhere - from your office, home, or even from the jobsite. The portal is most compatible with the Google Chrome internet browser.
Permits may only be issued to the property owner or the owner’s contractor.
If the property owner is paying a contractor to do the work, the contractor should submit the permit application, copies of their licenses, detailed scope of work, and required documents. However, it is the property owner's responsibility to make sure permits are obtained. Always ask to see the permits before the work begins.
Refer to the Permit Fee Schedule (PDF) for the cost of permits.
Permit fees can only be paid after the permit application is approved (with the exception of Plan Review Fees*¹). The applicant will receive a notification email when the permit status is "Approved, Awaiting Payment."
No work should begin on the project until after the payment is processed by Community Development staff and the permit status is "Issued."
*¹ Plan Review Fees are due at the time of application and are non-refundable.*² There is a 3% convenience fee that applies to all credit and debit card transactions.*³ Make all checks payable to "City of Orange Beach."
A dune walkover may be constructed provided that:
Please refer to "S8 Glazed Openings" on pages 10-11 of the Coastal Construction Code Supplement (PDF).
A Building Permit is required for window installation. The manufacturer specifications for the windows shall be submitted with the permit application.
Complete the Address Request/Verification Application.
For properties outside Orange Beach city limits, please refer to Baldwin County E-911's GIS-Addressing.