Summary
The St. Johns River Water Management District has declared a Phase III Extreme Water Shortage across much of Northeast Florida, tightening irrigation restrictions to one watering day per week with limited overnight watering windows as severe drought conditions continue impacting homeowners, HOAs, and commercial properties. The combination of prolonged rainfall deficits, extreme heat, sandy soils, and reduced irrigation is causing widespread stress to St. Augustine lawns and landscapes, including dormancy, discoloration, thinning turf, and increased pest pressure. The updated restrictions also place tighter controls on non-essential water use, new sod establishment, decorative fountains, pressure washing, and portions of commercial irrigation while still allowing certain efficient methods like drip irrigation and hand watering. The article explains what the Phase III guidelines mean for Northeast Florida landscapes and how property owners can prioritize water conservation while protecting long-term landscape health.
The St. Johns River Water Management District officially declared a Phase III Extreme Water Shortage on May 13, 2026, as worsening drought conditions, declining groundwater levels, and reduced river flows continue impacting Northeast and Central Florida. This was after four days of daily rain in Jacksonville, but still not enough to recharge the water supply. For many property owners across Jacksonville, St Johns, and St. Augustine, this marks the most serious watering restrictions seen in years and potentially one of the most difficult growing seasons for landscapes in decades.
The areas affected by Phase III restrictions include most or all of:
- Duval County
- Clay County
- St. Johns County
- Nassau County
- Flagler County
- Putnam County
- Portions of Alachua County, Baker County, Bradford County, Marion County, and parts of Lake County.
The declaration comes after months of below-normal rainfall and rapidly intensifying drought conditions across Florida. According to the District, this represents the largest area of Extreme Drought coverage in Florida since the drought monitor began in 2000.
The Biggest Change Under Phase III
The major tightening under Phase III restrictions is the combination of:
- reduced watering frequency,
- narrower irrigation windows,
- and stricter enforcement of non-essential water use.
For many Northeast Florida residents, this is a dramatic shift from normal irrigation allowances.
Before the drought declaration, most properties operating under standard daylight-saving watering schedules could irrigate twice per week. Under the emergency order, irrigation has effectively been cut in half.
Current restrictions generally limit irrigation to:
- Odd-numbered addresses: Saturday
- Even-numbered addresses: Sunday
- Nonresidential properties: Tuesday
Irrigation is prohibited during daytime heat hours and is generally only allowed between evening and early morning hours. Maximum irrigation amounts are also restricted per zone.
The restrictions apply to:
- municipal water,
- private wells,
- surface water withdrawals,
- and many reclaimed water systems.
What Homeowners Should Expect
For homeowners across Jacksonville and surrounding communities, the combination of:
- once-per-week irrigation,
- persistent heat,
- sandy Northeast Florida soils,
- and prolonged rainfall deficits
means many landscapes are now entering visible drought stress.
This is especially true for St. Augustine turfgrass, which dominates residential lawns throughout Northeast Florida.
Common drought symptoms homeowners may already be seeing include:
- gray-blue turf coloration,
- thinning grass,
- dry or crunchy turf texture,
- slower recovery from foot traffic,
- increased weed pressure,
- and rising chinch bug activity.
In many cases, lawns may begin to enter partial drought dormancy even when homeowners follow watering rules correctly.
One important point many residents may not realize: nighttime watering restrictions are intended to reduce evaporation loss, but prolonged overnight moisture can also increase fungal disease pressure in turf and ornamentals during humid periods. Proper irrigation timing and system calibration are becoming increasingly important.
Homeowners should also:
- inspect irrigation systems for leaks,
- ensure sprinklers are not watering sidewalks or streets,
- avoid overwatering during their permitted window,
- and prioritize high-value trees and plant material during periods of extreme stress.
What This Means for HOAs & Commercial Properties
For HOAs, apartment communities, office parks, retail centers, and commercial properties, Phase III restrictions create both operational and aesthetic challenges.
Commercial and institutional users may face:
- mandatory conservation measures,
- tighter enforcement,
- and restrictions on non-essential water use.
Some areas are also suspending HOA aesthetic enforcement requirements related to drought-stressed lawns, recognizing that maintaining peak turf appearance under current restrictions may not be realistic.
Additional restrictions may affect:
- decorative fountains,
- pressure washing,
- street washing,
- golf course fairway irrigation,
- and certain aesthetic water uses.
This creates difficult decisions for community managers and property owners trying to balance:
- landscape appearance,
- long-term turf survival,
- water compliance,
- and budget constraints.
At Rockaway, we are encouraging many clients to focus on:
- protecting core landscape investments,
- prioritizing tree health,
- adjusting mowing practices,
- reducing turf stress,
- and strategically using drought-tolerant plant material where possible.
New Planting & Sod Establishment Restrictions
One of the most challenging aspects of the Phase III order involves new landscape establishment.
More detailed establishment guidelines now being circulated by local governments include:
- Days 1–15 after installation: watering allowed daily during approved overnight or early morning hours
- Days 16–45: reduced to up to 3 watering days per week
- Final establishment period: reduced further to 2 days per week before transitioning to the normal one-day schedule.
These tighter establishment windows can make successful sod and plant establishment significantly more difficult during periods of extreme heat and drought stress.
For this reason, many property owners may want to carefully evaluate:
- project timing,
- plant selection,
- irrigation efficiency,
- and drought tolerance before beginning major landscape renovations this summer.
Low-Volume Irrigation Methods Still Allowed
One important distinction under the current rules is that several efficient irrigation methods remain permitted outside standard watering schedules because they use far less water and minimize evaporative loss.
These can include:
- drip irrigation,
- micro-irrigation,
- hand watering with shutoff nozzles,
- and certain agricultural watering exemptions.
These methods can be extremely valuable for protecting trees, shrubs, containers, and specialty plantings during prolonged drought conditions.
Planning for a Long Summer Ahead
Unfortunately, even if rainfall increases periodically, drought recovery often lags far behind isolated rain events. Groundwater recharge, soil moisture recovery, and turf restoration can take months.
For Northeast Florida landscapes, this may become a summer focused less on achieving perfect aesthetics and more on:
- preserving long-term landscape health,
- minimizing irreversible turf loss,
- protecting valuable trees and shrubs,
- and managing water responsibly.
As conditions continue evolving, additional restrictions remain possible if drought intensifies further.
At Rockaway, we are continuing to help homeowners, HOAs, and commercial clients adapt irrigation strategies, identify drought stress early, prioritize critical landscape areas, and develop practical long-term solutions for increasingly volatile weather conditions across Northeast Florida.
Additional information on current watering restrictions can be found through the St. Johns River Water Management District Watering Restrictions Page and the City of Tavares Phase III Guidance.