Florida Seawall Permits: What Waterfront Owners Need to Know

How Seawall Permitting Works in Florida

There is no single Florida seawall permit. A project can need approvals from the U.S. Army Corps of Engineers, from the Florida Department of Environmental Protection (DEP) or a water management district, from the state as owner of submerged lands, from DEP's beach program on sandy ocean and Gulf frontage, and from your county or city. Each applies its own rules, and an exemption from one does not excuse you from the others.

Florida's main exemption statute says so directly. Section 403.813(1), F.S. (opens in a new tab) states that its exemptions do not relieve anyone of the need for permission to use state-owned lands or from 'other requirements of county and municipal governments.'

Federal Permits From the Army Corps of Engineers

Under 33 CFR 322.3 (opens in a new tab), Department of the Army permits 'are required under section 10 for structures and/or work in or affecting navigable waters of the United States,' which covers most tidal waters. Separately, Section 404 of the Clean Water Act covers discharges of dredged or fill material, such as backfill or riprap placed below the high-water line in waters of the United States.

Much minor work is authorized through nationwide permits rather than individual permits. The Corps reissued them in a final action published January 8, 2026 (opens in a new tab); the 57 nationwide permits took effect March 15, 2026 and expire March 15, 2031. Two matter most for seawalls:

• NWP 3 (Maintenance) covers 'the repair, rehabilitation, or replacement of any previously authorized, currently serviceable structure or fill,' with a two-year window for structures damaged by storms or other discrete events.
• NWP 13 (Bank Stabilization) lists bulkheads among covered methods. It is limited to 500 feet along the bank unless waived, the Corps cannot waive that limit for a bulkhead longer than 1,000 feet, and fill is limited to an average of one cubic yard per running foot below the high tide line unless waived.

A nationwide permit is not the same as no permit. Some activities require a pre-construction notification to the Corps; under NWP 13, for example, that includes work longer than 500 feet. Regional conditions can add further requirements.

What Changed With the State Programmatic General Permit

For years, many minor Florida shoreline projects received federal authorization through the Jacksonville District's State Programmatic General Permit, verified by DEP alongside the state review. The SPGP VI permit (opens in a new tab) lists an expiration date of July 27, 2026 and says it 'will not be extended beyond the expiration date but may be replaced by a new SPGP.' We could not find a successor as of this review, so ask DEP or the Corps which federal authorization applies to your project.

Florida's State 404 Program, which took over Section 404 permitting in state-assumed waters from December 2020, has been paused since a February 15, 2024 federal court order, according to DEP's State 404 page (opens in a new tab). With the state program paused, plan on the Corps for Section 404 review.

State Environmental Resource Permits and Exemptions

DEP's Environmental Resource Permitting program (opens in a new tab) regulates 'activities involving the alteration of surface water flows,' including dredging and filling in wetlands and other surface waters. Seawalls, riprap and docks fall under it. Chapter 62-330, F.A.C. sets out exemptions, general permits and individual permits.

DEP or a Water Management District?

ERP applications and state-owned submerged lands authorizations are processed either by one of DEP's six district offices or by one of the five water management districts, under operating agreements. DEP generally reviews docking facilities not part of a larger plan of development, 'systems serving only one single-family dwelling unit or residential unit not part of a larger common plan of development,' and anything partly seaward of the CCCL. The districts review the rest. For most individual homeowners that points to the DEP district office, but confirm with the agency.

The 18-Inch Seawall Restoration Exemption

Section 403.813(1)(e), F.S. exempts 'the restoration of seawalls at their previous locations or upland of, or within 18 inches waterward of, their previous locations.' Rule 62-330.051(12)(b), F.A.C. (opens in a new tab) adds three conditions:

1. The wall was damaged or destroyed within the last year by a discrete event such as a storm, flood, accident or fire, or the work involves only minimal backfilling to level the land and land reclamation is not the main purpose.
2. The restored wall is no more than 18 inches waterward of the old one, measured from the waterward face of the existing seawall to the face of the restored seawall.
3. Any permits required under Chapter 161, F.S. (the beach and shore program, including the CCCL) are obtained.

Other Seawall Exemptions and the Riprap General Permit

• Artificial waterways: construction, replacement and repair of seawalls or riprap in artificially created waterways and legally existing residential canal systems, with only the backfill needed to level the land (62-330.051(12)(a)). Under 403.813(1)(i), F.S., this does not cover vertical seawalls in estuaries or lagoons unless the canal is already partly lined with vertical seawalls.
• Infill walls: a new wall between and adjoining existing seawalls at both ends, on a continuous line with them and no more than 150 feet long (403.813(1)(o), F.S. and 62-330.051(12)(c)).
• Stabilizing an existing wall: batter piles, king piles or a seawall cap 'used exclusively to stabilize and repair seawalls,' provided they do not impede navigation (62-330.051(12)(d)).
• Living shoreline plantings: native wetland plantings on 500 linear feet of shoreline or less, extending no more than 10 feet waterward of the mean or ordinary high water line, with conditions (62-330.051(12)(e)).
• Riprap at the toe of a seawall: a general permit, not an exemption, for riprap no steeper than 2 horizontal to 1 vertical and no more than 10 feet from the toe, using natural boulders or clean concrete rubble, with no filling of seagrass beds or coral communities (Rule 62-330.431 (opens in a new tab)).

Estuaries and Lagoons

Section 373.414(5), F.S. (opens in a new tab) aims 'to protect estuaries and lagoons from the damage created by construction of vertical seawalls.' New vertical seawalls there are limited to ports, marinas and public facilities, public utilities, and existing manmade canals whose shoreline is already partly seawalled. When an existing vertical seawall is repaired or replaced, the agency 'shall generally require such seawall to be faced with riprap material, or to be replaced entirely with riprap material' unless one of those conditions applies.

Verifying an Exemption

Under Rule 62-330.050, F.A.C. (opens in a new tab), most exempt activities need no notice to the agency, and owners are encouraged but not required to use DEP's electronic self-certification. You can instead request written verification on Form 62-330.050(1) with a location map, drawings, the tax parcel number, contact details, owner authorization for inspection and the processing fee. DEP's Submitting an ERP page (opens in a new tab) directs applicants to the DEP Business Portal and states that 'there is no fee for using ESSA self-cert.'

Section 403.813(1) also says a local government may not require a person claiming one of these exemptions to provide further DEP verification. Local building requirements still apply, and many contractors keep a verification or self-certification on file anyway.

State Lands, Aquatic Preserves, Bulkhead Lines and Beaches

Sovereign Submerged Lands

Florida holds title to many submerged lands under navigable waters, known as sovereign submerged lands. Section 253.77, F.S. (opens in a new tab) bars any construction on state lands until the owner 'has received the required lease, license, easement, or other form of consent.' Under Rule 18-21.005 (opens in a new tab), consent is granted by rule for many 403.813(1) exempt activities outside aquatic preserves and certain other areas, and a written letter of consent covers construction or replacement of seawalls and bulkheads 'that extend no more than three feet waterward of the line of mean or ordinary high water.' Not every waterfront lot fronts state-owned submerged land, and ownership is a title question for the agency.

Aquatic Preserves

Aquatic preserves carry stricter rules. Rule 18-20.004(1)(c) (opens in a new tab) bars construction of seawalls waterward of the mean or ordinary high water line except in limited cases. The rule exempts restoration of a seawall 'within one foot waterward of its previous location' from applying for consent of use, while section 258.42(3)(e)4., F.S. (opens in a new tab) refers to restoration 'within 18 inches waterward.' Because the two texts differ, ask DEP which applies before planning work in a preserve.

Bulkhead Lines

Older references to bulkhead lines under section 253.122, F.S. are out of date: that section no longer appears in the 2026 statutes. Section 253.1221 (opens in a new tab) provides that 'all bulkhead lines heretofore established pursuant to former s. 253.122 are hereby established at the line of mean high water or ordinary high water,' with no filling waterward of that line except under Chapter 253. Pinellas County has its own provision in section 253.66 (opens in a new tab). Old plats and local codes may still show bulkhead lines, so confirm how they apply locally.

Sandy Beaches and the Coastal Construction Control Line

On the open coast, DEP's CCCL program (opens in a new tab) applies 'along sandy beaches of the state' that front the Gulf, the Atlantic and the Straits of Florida. 'Unless otherwise exempt, a permit is required from DEP for construction and excavation activities seaward of the CCCL.' DEP notes the line 'is not a seaward limit for construction of upland structures (as in a setback line).' Typical canal, river and bay seawalls are not on the beach and dune system, so the CCCL usually does not reach them.

The CCCL rules in Chapter 62B-33, F.A.C., including the coastal armoring rule 62B-33.0051, were amended effective July 7, 2026. Rule 62B-33.004 exempts 'the minor maintenance of bulkheads and seawalls specifically involving scraping, chipping, sandblasting, guniting, and painting.' Larger oceanfront wall work generally needs CCCL review, and the 18-inch ERP exemption expressly requires any Chapter 161 permits to be obtained.

County and City Permits and Local Seawall Rules

County and city building departments issue building permits under the Florida Building Code, inspect the work, and in some places add their own seawall rules. Inside city limits, the city is usually the building permit office; in unincorporated areas, the county is. A few examples from official local sources show how much this varies:

• Pinellas County: the county's Water and Navigation section (opens in a new tab) requires permits for seawalls, riprap, docks and all dredging or filling within county waters, in the cities and unincorporated areas alike. See the Pinellas County guide.
• Cape Coral: the city's residential seawall guideline asks for a site plan locating the seawall at the property line and lists 'DEP approval OR SAJ-91 (except for Freshwater).' See the Lee County and Cape Coral guide.
• Miami-Dade County: the county's Class I permit package (opens in a new tab) (revised May 2025) states that Section 24-48 of the county code requires a Class I permit for 'all work in, on, over, or upon the tidal waters or coastal wetlands' of the county, including areas within municipalities.
• St. Johns County: bulkheads crossing county-owned oceanfront rights-of-way must be designed by a Florida professional engineer, use vinyl sheeting or cribbing at a minimum, and have a concrete cap and tie-backs. See the St. Johns County guide.
• City of St. Augustine: bulkhead and retaining wall permits list building plans, a property survey and Planning and Zoning Board approval if applicable, and work in historic districts needs a Certificate of Appropriateness first.

The New $7,500 Building Permit Exemption

A 2026 law, CS/CS/HB 803 (Chapter 2026-63) (opens in a new tab), effective July 1, 2026, requires local governments to exempt single-family owners and their contractors from building permits for work valued at less than $7,500. The exemption does not apply to work on a property 'partially or entirely located in a flood hazard area,' or to 'any electrical, plumbing, structural, mechanical, or gas work,' a project may not be split to avoid the limit, and the owner or contractor must submit a written exemption request to the local building office. Seawall work usually involves structural elements and many waterfront lots lie in flood hazard areas, so ask your building department before relying on it. It covers only the building permit, not environmental approvals.

Mangroves, Seagrass and Manatees

Mangroves. Under section 403.9324 (opens in a new tab), the Mangrove Trimming and Preservation Act (sections 403.9321 to 403.9333, F.S.) and lawful delegated local programs are 'the sole regulations in this state for the trimming and alteration of mangroves.' Section 403.9326 (opens in a new tab) exempts some trimming in riparian fringes; for example, an owner may trim mangroves no taller than 10 feet, not below 6 feet, on a shoreline of 150 feet or less, with no herbicides. Under section 403.9328(5) (opens in a new tab), no separate mangrove permit is needed when the alteration is part of an activity exempt under 403.813 or permitted under the ERP statute; those procedures control instead. Trimming exemptions do not authorize removing mangroves for a new wall.

Seagrass and other habitat. Several authorizations exclude seagrass. The riprap general permit allows 'no filling of submerged grassbeds or coral communities,' and agencies review habitat in front of the wall when a project goes beyond an exemption.

Manatees and other listed species. For exemptions that call for them, Rule 62-330.050(9)(c) sets conditions for in-water work in waters accessible to listed species 'such as manatees, marine turtles, smalltooth sawfish, and Gulf sturgeon,' including shutting down in-water activity 'if a listed species comes within 50 feet of the work area.' FWC manatee protection zones are boating rules, and FWC-approved county manatee protection plans are 'used by FWC and the regulatory agencies when reviewing permit applications for new or expanding boat facilities.'

How to Find Your Agencies and Prepare

1. 1Describe the waterwayNote whether the wall faces a dredged canal, a river, a bay or estuary, or an ocean or Gulf beach, and whether the water is tidal or fresh. These facts drive which exemptions and rules can apply.
2. 2Check the beach lineIf the property is on a sandy ocean or Gulf beach, ask DEP's CCCL program or your county whether the work is seaward of the CCCL.
3. 3Find your state officesUse DEP's district pages and its water management district list to identify your DEP district office and district. For a single-family wall not part of a larger development, start with the DEP district office.
4. 4Ask about the bottomAsk whether the submerged land in front of the wall is state-owned and whether it lies in an aquatic preserve. That decides whether state-lands consent and preserve rules apply.
5. 5Confirm federal authorizationAsk the Corps, or DEP during state review, which federal authorization covers the work. Requests can be submitted through the Corps Regulatory Request System.
6. 6Call the local permit officeContact the city if you are inside city limits, or the county if you are not, and ask which permit type, drawings and approvals they need and in what order.
7. 7Plan the sequenceSome local offices want state or federal approval first. St. Johns County's process for bulkheads across county oceanfront rights-of-way requires the FDEP permit before formal review, and Cape Coral's repair guideline lists DEP approval or SAJ-91 before the first inspection, except on freshwater canals.

Documents Agencies Commonly Ask For

How Long It Takes

Official timelines exist only for some steps. For an exemption verification request, the agency 'shall take reasonable efforts' to respond within 30 days (Rule 62-330.050(4)). For an ERP permit application, section 373.4141, F.S. (opens in a new tab) requires the agency to request any additional information within 30 days and to approve, deny or issue a notice of proposed action within 60 days after receiving the application or the last requested information. Federal and local review times vary, so build agency review into your schedule rather than assuming a date.

In Northeast Florida (Duval, St. Johns, Nassau, Clay, Flagler and Putnam counties), Barefoot Marine Construction, based in Jacksonville, serves owners directly, and Plan & Permit is a standard step in its project process. Elsewhere, Florida Bulk Head accepts inquiries through a partner network that is still being built; matching is subject to contractor availability. See project planning for how permitting fits into the overall timeline.

Resilient Florida: What It Is and Is Not

The Resilient Florida Program (opens in a new tab) is a set of DEP grants 'available to counties, municipalities, special districts with specific responsibilities and regional resilience entities.' Under section 380.093, F.S. (opens in a new tab), grants to counties and cities can fund resilience planning, vulnerability assessments for flooding and sea level rise, critical asset inventory updates, and the development of projects, plans and policies that prepare communities for flooding and sea level rise.

It is not a permit, it does not change the permits a private seawall needs, and it is not a homeowner grant program. A local government's vulnerability assessment or resilience project can, however, shape public seawall projects and future local standards in your community.