At a glance
- Who
- Homeowners in Anna Maria, Holmes Beach or Bradenton Beach
- What
- Each city issues its own permits and applies its own flood rules
- When
- Before design work, so flood rules do not surprise you later
- Where
- The building office of your city, not Manatee County
- Why
- The look-back period and valuation method for the 50 percent rule can differ from city to city
Start with the right city
Anna Maria Island is split among three cities. Your permit goes to the building office of the city your address is in. Manatee County's permit office handles unincorporated areas, so it is not the place to start for an island home inside a city. If you are not sure which city you are in, your tax bill or the city's own address lookup will tell you.
City of Anna Maria
The City of Anna Maria's homepage lists a general phone of 941-708-6130 and a mailing address of P.O. Box 779, Anna Maria, FL 34216. It links "Forms & Permits" as its permit page. We could not find a separate building-department phone number or email that the city publishes, so call the general number and ask for the building or permitting desk.
Remodeling on the island?
Leave your name and number and we will call back by the next business day to set up a free in-home visit.
Prefer to talk now? Call or text (941) 284-2218.
City of Holmes Beach
The Holmes Beach building department lists 941-708-5833, with hours Monday to Friday, 8 am to 3 pm. The department's elevation certificate page keeps a list of elevation certificates, which can save you the cost of ordering a new one if a certificate is already on file for your address. Ask the department to confirm.
City of Bradenton Beach
The Bradenton Beach Building and Planning office is at 107 Gulf Drive N, Bradenton Beach, FL 34217. The phone is 941-778-1005, ext. 210, and walk-in hours are Monday to Friday, 8 a.m. to 3 p.m. The city says all permit applications can be submitted online through its CitizenServe portal.
The city also says the entire City of Bradenton Beach is in a flood zone, and that a FEMA 50% Substantial Damage / Substantial Improvement assessment may be needed. In other words, plan for the flood rules on any large project there.
The flood rule is the big question on the island
The federal rule says work that costs 50 percent or more of a building's market value must bring the building up to current flood standards. Our guide to the FEMA 50 percent rule explains it. FEMA says a community may count repairs over a set period, and may set a lower percentage.
We cannot tell you any island city's look-back period. The reporting we found was secondary or out of date. Ask your city's building department: "Does a look-back period apply, and how do you set market value?"
For the county-level rule, see Manatee County's substantial improvement rule. For a lookup of your flood zone, see how to look up your flood zone.
Beach and dune work can add a state step
Homes near the Gulf beach may also sit near the state's Coastal Construction Control Line. We could not confirm where that line sits on the island beaches, so see our CCCL guide and ask the state.
What to bring when you call any island office
- Your street address and parcel number.
- A short written scope of the work you want.
- An elevation certificate, if you have one. Ask the city whether it already has a copy on file.
- Your plan for any work below the flood elevation.
Ask three things: Which permits do I need? Does the 50 percent rule apply? Does the city count earlier work over a set period?
Not sure what to ask? Say this to the office: "Here is my address and a written scope. Does the substantial improvement rule apply, and what do you need from me?" Then ask them to put the answer in writing.
How Hildebrand handles this kind of work
Hildebrand Construction & Remodeling is a Florida Certified Building Contractor (license CBC1257253) in Palmetto, and Anna Maria Island towns are part of our service area. See our Anna Maria service area page. We confirm the right city office and its flood rules before we price the work. We pull every required permit and meet Florida Building Code inspections.
We offer impact windows and doors, bathroom remodels, kitchen remodels and more. The visit and written estimate are free.
Questions homeowners ask
Do I get an Anna Maria Island permit from Manatee County?
Usually not. Anna Maria, Holmes Beach and Bradenton Beach each run their own building offices. Manatee County handles unincorporated areas.
What are Holmes Beach building department hours?
The city lists Monday to Friday, 8 am to 3 pm, with phone 941-708-5833.
Is all of Bradenton Beach in a flood zone?
The city says the entire City of Bradenton Beach is located within a flood zone, and that a FEMA 50% assessment may be needed.
How long is the look-back period on the island?
We could not verify any island city's current look-back period. Ask your city's building department before planning a phased project.
Can I apply for a Bradenton Beach permit online?
Yes. The city says permit applications can be submitted online through its CitizenServe portal.
Planning a remodel on Anna Maria Island?
Free in-home consultation and written estimate from a Florida licensed general contractor serving the Anna Maria Island towns.