How do I plan a seawall or bulkhead project in Florida, from the first sign of trouble to a finished wall?
A Florida seawall or bulkhead project typically moves in this order: document the wall's condition, get an assessment, settle the scope, add surveys and engineering where needed, obtain permits, compare bids written on that same scope, verify the contractor's license and insurance, sign a clear contract, then build and keep records. Timing depends on the wall's condition, the permit path and storm season.
About the numbers on this page
Florida Bulk Head does not publish statewide averages or quotes. Any dollar figures shown are cited from the named public source, with its date and scope, so you can judge how relevant they are to your project. Your price depends on a site-specific scope from a licensed contractor.
The Five Steps at a Glance
Whether the job is a cap repair or a full replacement, the work moves through the same five stages.
- Request a QuoteSend photos, the address and approximate frontage through the estimate request. In Duval, St. Johns, Nassau, Clay, Flagler and Putnam counties, requests go to Barefoot Marine Construction, which owns and operates Florida Bulk Head. Elsewhere in Florida, the partner network is still being built: no partner is confirmed yet, matching is subject to contractor availability, and your details are shared only with your consent.
- Site AssessmentThe wall, the yard behind it and, as tide and conditions allow, the toe are looked at and measured. The result is a recommended scope and a view on whether a survey, soil data or an engineer is needed.
- Plan & PermitSurveys, engineering, permit applications and association approvals are prepared, and the contract and schedule are set.
- Build or RepairWork proceeds once the required authorizations are in hand, with the required inspections and written change orders.
- Protect Your PropertyClose out permits, keep records and photos, and check the wall after storms.
Document Conditions Before You Call
Good notes speed up the first conversation and show whether a problem is growing. The Seawall Health Check walks through common warning signs.
What to Record Now
- Photos of the full wall and close-ups of cracks, gaps, rust stains and leaning sections, ideally at low tide when more of the toe is visible.
- Sinkholes or soft spots in the yard, with something in the frame for scale and the date each appeared.
- The date of any storm, boat strike or other event that caused damage.
- Old permits, surveys or plans, and what you know about the wall's age and past repairs.
- The condition of the neighbors' walls where they meet yours.
Stay off a wall that is leaning or undermined, and leave digging behind it to professionals.
Assessments, Surveys and Engineering
A marine contractor's site assessment is usually the first step: what is wrong, what likely caused it, and which scope options are realistic. Some work needs a Florida-licensed professional engineer, typically new walls, replacements and walls that are moving or rotating. Requirements vary by jurisdiction, and some building departments ask for signed and sealed engineering even for repairs, so ask yours early.
| Need | Typically Handled By |
|---|---|
| Visual condition check and first scope discussion | Marine contractor's site assessment |
| Leaning, rotating or settling sections, or failed tiebacks | Professional engineer evaluation, with a designed repair |
| New wall, replacement, raised cap or redesigned anchors | Engineered plans; ask the building department what it requires |
| Property lines, wall location and elevations | Licensed surveyor |
| Soil strength for design | Soil borings or other geotechnical data, as the engineer specifies |
| Toe, scour and voids below the waterline | Underwater inspection arranged by the contractor or engineer |
Ask for the findings in writing, with photos, so every bidder starts from the same information. See Seawall Inspections.
Choosing a Scope
The scope sets the engineering, the permit path, the equipment and the disruption to your yard. Treat this comparison as a starting point for a conversation with a contractor or engineer, not a determination.
| Scope Option | Often Considered When | Planning Notes |
|---|---|---|
| Targeted repair | Damage is localized, the wall is plumb and the toe is sound | Fix where soil is escaping, not only the sinkhole. See Seawall Repair. |
| Cap and anchor work | The cap is cracked or spalling, or the wall has started to lean while the panels are sound | A state exemption from environmental resource permitting covers installing batter piles, king piles or a seawall cap used exclusively to stabilize and repair seawalls, provided they do not impede navigation. Local permits and other approvals can still apply. See Cap Repair and Tieback Repair. |
| New wall in front of the old one | The old wall is failing but still holding soil | Under the state restoration exemption, the restored wall can be no more than 18 inches waterward of its previous location, measured from the waterward face of the existing wall to the face of the restored wall, and only when the exemption's other conditions are met. |
| Full removal and replacement | The old wall is an obstruction or the alignment has to change | More excavation and temporary support behind the wall, and more yard disturbance. |
| Riprap revetment or living shoreline | There is room for a slope and the site's exposure suits it | Can affect boat access. A separate state exemption covers restoring an eroding shoreline with native wetland plantings, within limits. See Shoreline Stabilization. |
See Repair vs. Replacement for the trade-offs. The Bulkhead Cost Calculator shows how scope, length, material and access change a project, but it is no substitute for a site-specific bid.
Permits, Neighbors and Association Approvals
More than one agency can apply to the same wall. The usual layers are:
- Local building permit, often with engineered plans and inspections.
- State environmental review under Florida's Environmental Resource Permit (ERP) program, which also lists exemptions for some seawall work. Under DEP's operating agreements with the water management districts, DEP generally reviews systems serving only one single-family dwelling unit that is not part of a larger common plan of development, and systems located wholly or partly seaward of the coastal construction control line; the districts review the other ERP applications.
- State-owned submerged lands. Under the state exemption rule, even exempt activities located in, on or over state-owned submerged lands are subject to a separate authorization.
- Federal review. Federal regulations require Department of the Army permits, issued through the U.S. Army Corps of Engineers, for structures or work in or affecting navigable waters of the United States unless an exemption applies. Some activities are authorized by nationwide or regional general permits rather than an individual permit.
Which apply depends on the waterbody, the scope and where the new face sits. The Florida seawall permits guide explains each layer, with pages for Duval and St. Johns counties. Confirm the path with the agencies, and have the contract say who submits each application.
Neighbors and Shared Walls
Returns, the short walls that turn landward at each end, and tie-ins to adjoining walls help keep water and soil from working around the ends. Talk with neighbors early about heights, transitions, access across their lots and shared timing. If a wall straddles a property line, put the arrangement in writing; a title professional or attorney can advise on ownership.
HOA and Condominium Approvals
Some associations require architectural review that is separate from the building permit. Check the declaration and other governing documents for submittal requirements, review times and who is responsible for the wall, and bring the board in early.
Condominium boards often ask whether a seawall belongs in the structural integrity reserve study (SIRS). Section 718.112(2)(g), Florida Statutes, requires a SIRS at least every 10 years for each residential condominium building three habitable stories or higher. Its minimum items are the roof; structure, including load-bearing walls and other primary structural members and primary structural systems; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; and windows and exterior doors. Seawalls and bulkheads are not named. The last item covers any other item whose deferred maintenance expense or replacement cost exceeds a statutory threshold and whose failure to be replaced or maintained negatively affects the listed items, as determined by the visual inspection portion of the study. Whether a wall meets that test is a question for the professional performing the study and the association's attorney. The Waterfront Owner's Guide covers condominium reserves in more detail.
Comparing Bids and Checking Credentials
Bids are only comparable when they price the same scope. Give every contractor the same findings and brief; the Project Planner produces a project brief you can share.
| Bid Item | What to Look For |
|---|---|
| Scope and length | Linear feet of wall and returns, start and end points, and the repair or construction method |
| Materials | Wall material, cap size and reinforcement, anchors or tiebacks, filter fabric and toe protection |
| Elevation | Top-of-cap elevation and the datum it is measured from |
| Engineering and surveys | Who provides them and whether they are included |
| Permits | Which applications the contractor prepares and what happens if an agency requires changes |
| Access and equipment | Barge or land-based equipment, the access route and staging area |
| Site restoration | Landscaping, irrigation, pavers, pools, docks and lifts |
| Backfill, drainage and debris | Fill type, drainage behind the wall, and removal of the old wall and debris |
| Schedule and payments | Estimated start and duration, weather allowances, and payments tied to milestones |
| Exclusions and unknowns | How buried debris, rock or other unknown conditions are handled and priced |
Credential Checks Before You Sign
- Look up the contractor on the DBPR licensee search at myfloridalicense.com (opens in a new tab) and confirm the name, license type and status match your contract.
- DBPR explains that certified contractors (occupation codes beginning with C) may contract in any jurisdiction in the state, while registered contractors (codes beginning with R) may contract only in the jurisdictions where they are registered.
- DBPR's construction license types include marine specialty categories, among them marine seawall work and marine bulkhead work. Ask which license the contractor will work under.
- Check the engineer's license in the same search, under the Engineers board.
- Ask for liability and workers' compensation insurance certificates and confirm them with the insurer. DBPR also points to a Florida Department of Financial Services database that shows contractors' workers' compensation coverage status.
- Ask your building department whether local registration is required.
Contracts, Schedules and Storm Season
General Information, Not Legal Advice
Florida's construction lien law is complex. The statutory lien law notice itself recommends consulting an attorney, and the statutory notice of commencement form tells owners who intend to obtain financing to consult their lender or an attorney before starting work or recording the notice.
- Lien law notice. For direct contracts above a statutory amount on homes of up to four units, section 713.015, Florida Statutes, requires a printed lien law notice. It warns that unpaid subcontractors and suppliers can look to your property for payment even if you have paid your contractor in full, and suggests the contract require a written release of lien, before any payment, from anyone who has given you a Notice to Owner.
- Notice of commencement. Unless the improvement is exempt, section 713.13 requires the owner or the owner's authorized agent to record this notice in the clerk's office and post it at the site before work begins. The statutory form says it must be recorded and posted before the first inspection, and warns that payments made after it expires can result in paying twice.
- Change orders. Agree that changes in scope, materials or price are approved in writing before the work is done.
- Schedule. Ask for a realistic sequence covering permit review, material lead times, tides and weather.
Timing Around Storm Season
NOAA's National Hurricane Center says the Atlantic hurricane season runs from June 1 to November 30, with most activity between mid-August and mid-October. Engineering and permitting can move ahead during the season. A wall that is already failing should not simply wait; ask a professional whether temporary stabilization makes sense. If a storm damaged the wall, document it promptly: one way to qualify for the state restoration exemption is damage from a discrete event, such as a storm, within the last year.
Construction Day and Afterward
Construction Logistics to Settle in Advance
- Access: barge on the water or equipment across the yard, plus the route and staging area.
- Protection: what is removed and restored, such as landscaping, irrigation, fences and pavers, and how pools are protected.
- Docks, lifts and boats: whether they must be moved or removed, and who reconnects them.
- Utilities: who arranges utility locates before digging, and who finds private lines such as irrigation and landscape lighting.
- Water quality: turbidity controls and any other conditions written into the permits.
- Debris: how the old wall and spoil leave the site, and where materials are stored.
- Daily practicalities: working hours, parking, pets and who to call with a concern.
After the Wall Is Built
Confirm final inspections pass and permits are closed. Ask for as-built drawings showing the final location, cap elevation and anchors, and keep them with the permits, contract, lien releases and photos for future repairs, permits or a sale. The National Flood Insurance Program's Standard Flood Insurance Policy lists seawalls, bulkheads and docks as property not insured, as FEMA's claims training explains, so plan on maintaining the wall rather than counting on a flood policy. Follow a routine like the one in Seawall Maintenance, and check the toe, cap and backfill after major storms.
Explore scenarios for your own wall
The Bulkhead Cost Calculator shows how length, material, access and condition change the scope, using a documented, editable set of provisional assumptions.
Frequently asked questions
Do I need an engineer for a seawall repair?
It depends on the repair and the local building department. New walls, replacements, raised caps, anchor redesigns and walls that are moving or rotating typically call for a Florida-licensed professional engineer. Some building departments ask for signed and sealed engineering even for repairs. Ask your building department and your contractor early, because engineering affects both the permit path and the schedule.
How do I check a seawall contractor's license in Florida?
Search the contractor on the DBPR licensee search at myfloridalicense.com and confirm the name, license type and status match your contract. DBPR explains that certified licenses (codes beginning with C) allow contracting in any jurisdiction in the state, while registered licenses (codes beginning with R) are limited to the jurisdictions where they are registered. You can check an engineer's license through the same search.
Why should every bid be written on the same scope?
Seawall bids can differ in length, height, materials, toe protection, returns, permits and cleanup, so the totals can hide very different projects. Giving every bidder the same written findings and brief lets you compare like with like. Ask each contractor to list exclusions and how unknown conditions are handled.
What is a notice of commencement?
Under section 713.13 of the Florida Statutes, it is a notice the owner or the owner's authorized agent records in the clerk's office and posts at the site before work begins, unless the improvement is exempt. It identifies the property, owner, contractor and any lender or payment bond surety. The statutory form warns that payments made after it expires are improper and can result in paying twice. If you are financing the work, the form says to consult your lender or an attorney first.
Who handles a seawall that is shared with a neighbor?
It depends on where the property lines fall and what the deeds, plats and any association documents say. Returns and tie-ins often connect to the neighbor's wall, so coordinating heights, access and timing helps both owners. Put any shared arrangement in writing, and ask a title professional or attorney about ownership questions.
Does flood insurance cover a seawall?
The Standard Flood Insurance Policy used by the National Flood Insurance Program lists seawalls, bulkheads, wharves, piers, bridges and docks as property not insured, as FEMA's claims training explains. Your own policy wording controls, so ask your agent about your coverage. Either way, keeping dated photos and as-built records of the wall is good practice.
Should I wait until after hurricane season to start?
Not always. The Atlantic hurricane season runs from June 1 to November 30, and planning, engineering and permits can move forward during it. A wall that is already failing may need temporary stabilization rather than a wait, and a professional can tell you how urgent your situation is. If a storm caused the damage, document it promptly, because one way to qualify for the state restoration exemption is discrete-event damage within the last year.
Sources and references
- Environmental Resource Permitting (ERP) — Florida Department of Environmental Protection. Accessed November 2, 2026. Under the operating agreements, which ERP applications DEP generally reviews and which go to the water management districts.
- Rule 62-330.051, F.A.C.: Exempt Activities — Florida Department of State, Florida Administrative Code. Accessed November 2, 2026. Opening paragraph (state-owned submerged lands); subsection (12)(b) restoration conditions; (12)(d) batter piles, king piles and caps; (12)(e) native wetland plantings.
- 33 CFR 322.3: Activities requiring permits — Electronic Code of Federal Regulations (U.S. Army Corps of Engineers regulatory program). Accessed November 2, 2026. Paragraph (a): Department of the Army permits for structures or work in or affecting navigable waters; nationwide and regional general permits.
- Construction Industry Licensing Board — Florida Department of Business and Professional Regulation. Accessed November 2, 2026. Certified (C) and registered (R) contractor definitions; marine specialty license types; link to the Department of Financial Services workers' compensation coverage database.
- Chapter 713, Part I, Florida Statutes (2026): Construction Liens (ss. 713.015 and 713.13) — The Florida Legislature (Online Sunshine). Accessed November 2, 2026. Section 713.015 mandatory lien law notice for direct contracts; section 713.13 notice of commencement and statutory form.
- Section 718.112, Florida Statutes (2026): Bylaws (paragraph (2)(g), structural integrity reserve study) — The Florida Legislature (Online Sunshine). Accessed November 2, 2026. SIRS minimum items and catch-all test. The words seawall and bulkhead do not appear in the section.
- IS-1104 NFIP Claims Review, Lesson 3: Dwelling Form Pt. 2, General Property Form, RCBAP — FEMA Emergency Management Institute. Accessed November 2, 2026. Section IV, Property Not Insured, of the Standard Flood Insurance Policy.
- Tropical Cyclone Climatology — NOAA National Hurricane Center. Accessed November 2, 2026. Atlantic season dates and the mid-August to mid-October peak of activity.
Regulations, programs and conditions change. Always confirm requirements with the agency that has jurisdiction over your property.