Planning to build, renovate, or sell in Alys Beach? If so, the Architectural Review Board process will shape your timeline and your design choices more than you might expect. It can feel complex when you are balancing community rules with county permits and coastal regulations. This guide explains how Alys Beach’s review works, what it covers, how long it takes, and how to plan your project or sale with confidence. Let’s dive in.
What the Alys Beach ARB does
An Architectural Review Board, sometimes called a design review board or committee, exists to preserve a community’s planned character and protect property values. In Alys Beach, the ARB enforces the community’s design guidelines and the recorded covenants, conditions and restrictions. Its focus is the exterior and the public realm, not interior finishes.
The board reviews massing, roof form, exterior materials and colors, windows and doors, landscaping, lighting, and how a project sits on the lot. It looks at visibility from streets and common areas, and how mechanical equipment and service areas are screened. The goal is a cohesive, high-quality streetscape that fits the coastal setting.
The ARB’s authority comes from Alys Beach’s governing documents and is supported by Florida statutes for homeowners’ associations. That means the board can approve or deny exterior work and require changes to meet the community’s standards.
ARB approval vs. Walton County permits
ARB approval and government permits are separate. Alys Beach’s approval is an association requirement. Walton County issues building and trade permits, enforces the Florida Building Code, and manages floodplain and environmental compliance. You usually seek ARB approval before or alongside county permitting so your plans do not conflict.
ARB approval does not replace county permits. Final construction typically cannot start until you hold both ARB approval and required county and state permits.
What the ARB reviews
Alys Beach maintains a strict and distinctive design program that yields a consistent look and feel. Expect attention to:
- Site layout and setbacks, including how your home meets the sidewalk and street
- Building massing and roof forms, with height limits and parapet treatments
- Exterior materials and finishes, with a coordinated palette
- Color selections within the approved range
- Windows, doors, and garage treatments, including proportions and placement
- Fences, walls, gates, and driveways, including materials and height
- Courtyards, patios, pools, and rooftop elements, especially visibility and screening
- Landscaping and tree protection that suit the coastal environment
- Exterior lighting and signage, including light levels and fixture types
- Screening of HVAC units, meters, generators, and other utilities
- Temporary construction needs, such as site fencing and dumpster placement
Items that are often restricted include highly visible color deviations, nonconforming materials, large blank walls facing public spaces, visible mechanical equipment, and poorly screened pools or service structures.
Step-by-step review process
Most planned communities along 30A follow a similar sequence. In Alys Beach, you can expect a version of the following:
- Pre-application consult
- Optional but recommended. Share massing and orientation ideas and confirm constraints before you invest in full drawings.
- Formal application submittal
- You or your design team submit required plans, samples, and fees.
- Completeness check
- Staff confirms the package is complete. Missing items can delay a meeting date.
- ARB review meeting
- The board reviews your plans at a scheduled meeting and issues comments or conditions.
- Revisions and resubmittal
- Your team addresses comments and resubmits for further review.
- Final approval
- Written approval, often with conditions, is issued when requirements are met.
- Construction and compliance
- You proceed once county permits are issued and any pre-construction conditions are satisfied. Some communities conduct site inspections during construction.
Documents you will likely need
Your checklist will grow as the design advances. Typical requirements include:
- Concept level: site plan, massing sketches, elevations, roof plan, materials and color intent, and a basic landscape concept
- Final level: scaled site plan with property lines, setbacks, finished floor elevations, and footprint; floor plans; scaled elevations for all facades; roof plan; exterior materials and finish schedule; color samples; landscape plan with species and sizes; lighting plan and fixture cut sheets; civil or drainage plan; construction staging plan; contractor information; and any required engineering
How long it takes and what it costs
Timelines vary by submission quality, scope, and the meeting schedule. A typical range is:
- Pre-application: 1 to 4 weeks to schedule and receive comments
- Completeness check: a few days to 2 weeks
- Initial ARB review: 2 to 6 weeks from application, based on meeting cycles
- Revisions and final approval: 2 to 8 additional weeks, depending on changes
Large or complex homes often need multiple cycles and can take several months to clear. Design review fees are common and can include application fees, consulting or peer review, and escrow for site monitoring. Always confirm the current fee schedule with the Alys Beach administration.
County and coastal rules still apply
Even with ARB approval, your project must meet government requirements. Plan for these parallel layers:
Walton County permits
Walton County Building and Permitting issues building and trade permits, then inspects the work. The county enforces the Florida Building Code, electrical, mechanical and plumbing codes, stormwater controls, and local setback requirements. The county may ask for proof of ARB approval before issuing permits or allowing construction to start.
Floodplain and FEMA rules
Much of the 30A coastline sits in FEMA flood zones. New homes and substantial improvements must meet base flood elevation requirements. You may need elevation certificates and floodproofing documentation as part of your permit package.
Coastal Construction Control Line
Florida’s Coastal Construction Control Line program regulates certain work near the shoreline and dune system. If your lot is near the beach or dunes, additional state permits and environmental protections can apply.
Best sequence to save time
- Seek early ARB conceptual feedback to avoid redesigns
- Confirm any flood and coastal overlays that apply to your parcel
- Finalize ARB drawings and engineering so the county review goes smoothly
- Coordinate ARB conditions with your county permit set to prevent conflicts
Variances, enforcement, and resale
Most ARBs have a process for variances or special approvals when strict compliance is impractical or when a thoughtful alternative better meets community goals. Variances require a clear written justification, detailed drawings that show impacts, and board action. Approvals can be conditional.
Communities enforce compliance with notices of violation, fines, stop work letters, and lien rights. Starting exterior work without ARB approval can trigger enforcement and complicate title, lending, or resale.
Approvals sometimes transfer with the property, but some expire or are tied to a specific construction stage. During a sale, buyers should request prior ARB approvals and as-built plans. An association estoppel or letter often confirms there are no outstanding violations or pending approvals.
Due-diligence checklists
If you are buying in Alys Beach
- Request the recorded CC&Rs, the current design guidelines, and any ARB approvals for existing work
- Ask the seller for as-built drawings and final permits, then verify no recorded violations or liens
- Confirm whether planned renovations will need ARB review and get a realistic timeline estimate
If you are selling
- Resolve any unapproved exterior changes before listing to avoid surprises in escrow
- Organize ARB approvals, permits, and as-built drawings for buyer review
- Set expectations on timing when the buyer plans post-close renovations
If you are planning new construction or renovations
- Hire a design team with 30A and Alys Beach experience
- Schedule a pre-application meeting with ARB staff if available
- Prepare complete, professional submittals with clear site, civil, landscape, and lighting information
- Budget for several review cycles and possible state or county environmental permits
- Plan construction staging that meets community rules for fencing, hours, and deliveries
Core documents to gather
- Recorded CC&Rs and the current design guidelines
- Any prior ARB approvals and as-built drawings
- Boundary and topographic survey
- Site plan with setbacks, drainage, utilities, and easements
- Scaled floor plans and elevations for all facades
- Exterior materials schedule and color samples
- Landscape and irrigation plan
- Lighting plan with fixture cut sheets
- Civil and stormwater plans with FEMA elevation data
- Contractor license, insurance, and a construction staging plan
Practical timeline example
For a major new home, a realistic planning window is several months for design review plus county permitting time. A well prepared team might achieve conceptual ARB comments within 2 to 4 weeks, the first board review within 2 to 6 weeks after completeness, then require 2 to 8 more weeks for revisions and final approval. County permit timing depends on the scope and the completeness of your engineering. Add time for floodplain and coastal approvals if your lot is in a regulated area.
The biggest delays usually come from incomplete submittals, design elements that conflict with guidelines, or late coordination between ARB and county requirements. A proactive sequence and complete documents keep things moving.
Tips to move faster and avoid rework
- Start with a concept meeting to confirm massing, setbacks, and roof form
- Use architects and landscape designers who work regularly in Alys Beach
- Align ARB drawings and county permit sets early so details match
- Submit a clear materials and color package with samples
- Provide thorough lighting, screening, and landscaping plans to address visibility from public areas
- Confirm flood elevation and drainage early to avoid late plan changes
- Build in time for one or two revision cycles
Ready to move forward?
The right guidance turns a complex process into a confident plan. If you are weighing a purchase, preparing to list, or mapping a renovation in Alys Beach, our team can help you think through timing, approvals, and market positioning before you commit to a path. You will get clear next steps, realistic timelines, and a strategy that fits the way Alys Beach works.
Text or Call Us — Start Your 30A Conversation with The Morar Group.
FAQs
Do I need Alys Beach ARB approval for repainting or window replacement?
- Most visible exterior changes require prior ARB approval or at least an exemption. In-kind maintenance may be treated differently, so confirm with the current design guidelines.
Can the ARB deny a design that meets the building code?
- Yes. Building code addresses safety and structure. The ARB regulates aesthetics and compatibility under the community’s governing documents, so code compliance does not guarantee approval.
How does ARB approval affect Walton County permitting for Alys Beach projects?
- The processes are separate. Early ARB coordination helps you avoid redesigns during county review. Some projects will need ARB approval documented before the county issues permits.
What is the typical ARB review timeline for a new Alys Beach home?
- Expect several months from concept through final approval, depending on completeness and complexity. Initial review can be 2 to 6 weeks after a complete submittal, with another 2 to 8 weeks for revisions.
Are ARB decisions in Alys Beach appealable?
- Most communities provide an internal appeals or reconsideration path. Specific steps depend on the governing documents and Florida law.
Will existing ARB approvals transfer if I buy a home in Alys Beach?
- Some approvals can transfer, while others expire or are tied to specific construction phases. Ask for prior approvals and as-built plans, and confirm status during your due diligence.
