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Miami-Dade County · Seawalls

What are the seawall requirements in Miami-Dade County?

No county height rulethe number is set by your city

Miami-Dade works the opposite way to Broward. The county runs the environmental permit through Chapter 24, but it sets no countywide seawall elevation — that is your city's decision, and the cities differ sharply. What the county does control is how far waterward you may rebuild, and that single measurement decides which permit route you are on.

Source: Miami-Dade County Code Sec. 24-48.2 (as amended by Ord. 25-73, 7-1-25); City of Miami Beach Code Sec. 54-62(a), Ordinance 2025-4754 · Verified 2026-09

The detail

The county's partChapter 24 environmental permitting through DERM, which applies inside every city in the county.
The 18-inch ruleA seawall rebuilt at the mean high water line or up to 18 inches waterward of its existing line (or up to 18 inches beyond existing support piles that stick out no more than 14 inches) qualifies for a short-form permit decided by DERM. Seawall-only work cannot be pulled into a County Commission hearing. Since Ord. 25-73 (July 2025), standard-form applications are also decided by the DERM Director, except for variances that require a hearing or substantial changes to a Commission-approved permit or covenant.
Why that mattersBeyond 18 inches, the county's delegated state and federal authority may not apply, so separate state (FDEP) and Army Corps approval may be needed (Ord. 25-73 recitals). For short-form seawall permits the county targets a completeness review within 10 days and a decision within 90 days after it (Ord. 25-73 Sec. 8, from 1 Dec 2025).
Where it is writtenMiami-Dade County Code Section 24-48.2, as amended by Ord. 25-73 (7-1-25).
Elevation is municipalThe county sets no height. Miami Beach requires 5.7 ft NAVD88. Other cities set their own, and several have not published one at all.
Miami Beach specifically5.7 ft NAVD88 for new or substantially improved walls, with an interim 4.0 ft allowed for lesser repairs if the wall is built to accept 5.7 ft later. Substantial means repairs of $500 or more per linear foot (Sec. 54-61, as amended by Ordinance 2025-4754 in July 2025).
Budget for a bondSome cities in the county require a refundable bond on top of the contract. Confirm the current amount with the city - it is not in the contractor's bid. Ask before you sign.

Your city's height sheet

The elevation your city requires, the datum it is measured in, and the section of code that says so. One page.

Available for the cities whose rule we have verified and sourced.

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Your city, specifically

94 published across 14 cities: Aventura, Bal Harbour, Bay Harbor Islands, Coral Gables, Cutler Bay, Golden Beach, Key Biscayne, Miami, Miami Beach, Miami Shores, North Bay Village, Palmetto Bay, Sunny Isles Beach, Surfside.

Seawall height requirement

Bay Harbor Islands5.50 ft MSL (mean sea level); optional up to 6.0 ft MSL on listed bay-facing lotsCoral Gables6.0 ft NGVD29 - a different datum againGolden Beach4.425 ft NAVD88 (single required value: "constructed at an elevation of"; not labelled minimum or maximum)Miami6.0 ft NAVD88 (Miami River: 4 ft, built to rise 2 ft)Miami Beach5.7 ft NAVD88Miami Shores4.0 ft NAVD88 (5.5 ft NGVD29); recommended foundation for future 5.0 ft NAVD88North Bay Village5.94 ft NAVD88 (7.50 ft NGVD29); design to allow future raise to 8.44 ft NAVD88SurfsideBFE FEMA base flood elevation, max town DFE

Seawall permit process

AventuraYes, plus DERM Class I city building permit + county Class IBal HarbourYes, plus DERM Class I village building permit + county Class IBay Harbor IslandsYes, plus DERM Class I town building permit + written town approval + county Class ICutler BayYes, plus DERM Class I town building permit + county Class IGolden BeachYes, plus DERM Class I town building permit + cash bond + county Class IKey BiscayneYes, plus DERM Class I village building permit + county Class IMiamiYes, plus DERM Class I City of Miami building permit + county Class IMiami BeachYes, plus DERM Class I Miami Beach building permit + county Class IMiami ShoresYes, plus DERM Class I village building permit + county Class INorth Bay VillageYes, plus DERM Class I village building permit + county Class IPalmetto BayYes, plus DERM Class I village building permit + county Class ISunny Isles BeachYes, plus DERM Class I city building permit + county Class ISurfsideYes, plus DERM Class I town permit + county Class I

Flood zone & elevation

Aventura+1 ft or 18 in above crown lowest floor, whichever is higherBal HarbourBFE +1 ft (state code) no extra village freeboardBay Harbor IslandsBFE +1 ft (state code) no extra town freeboard foundCoral GablesBFE +1 ft (state code) no extra city freeboard foundCutler BaySidewalk or crown +1 ft (if higher) minimum building elevationKey Biscayne+1 ft above BFE (new homes) new one- and two-family dwellingsMiami+1 ft above BFE residential lowest floor freeboardMiami Beach+1 ft min freeboard (up to +5 ft) above BFE; homes also at least 9.0 ft NGVDMiami ShoresBFE +1 ft (state code) no extra village freeboard foundPalmetto Bay+1 ft A zones, up to +2 ft V zones above BFE, via local FBC amendmentsSunny Isles BeachBFE +1 ft (state code) no extra city freeboard foundSurfsideBFE +1 ft (state code) no extra town freeboard found

Dock permit & size limits

Aventura15 ft onto public property maximum; actual reach set case by case by waterway widthBal Harbour8 ft beyond the seawall max; deck no higher than 3.5 ft above mean high tideBay Harbor Islands25 ft from the seawall cap 15 ft on the Bay Harbor Waterway between the islandsCoral Gables5 ft on canals; 25 ft into Biscayne Bay from the bank or seawall / from the property lineCutler Bay6 ft on canals; 20 ft on lakes waterward of the lot lineGolden Beach6 ft past the lot line inside waterways (100 ft or less); 10 ft on wider waterwaysKey Biscayne10 ft or 10% of waterway width canal lots, whichever is less; 40 ft on the bayfrontMiami10 ft or 10% of waterway width whichever is less, by right; 65 ft into Biscayne BayMiami Beach10% of waterway width 15% (max 40 ft) on waterways over 100 ft wideMiami ShoresNo size limit in the code Planning Board site plan review requiredNorth Bay Village50 ft from the seawall perpendicular, max; 7.5 ft side setbackPalmetto BayNo size limit in the code docks reviewed by staff; none in E-S estatesSunny Isles Beach20% of canal width or half the rear lot line, whichever is less; 5 ft wide maxSurfside10% of waterway width or 10 ft whichever is less on Point Lake and the canals

Boat lift rules

Bal HarbourNo lift-specific rule; structures 8 ft past seawall temporary awnings only, 8 ft maxBay Harbor IslandsAllowed; no cover or canopy 25 ft beyond seawall cap; 10 ft off side linesCoral GablesAllowed; up to 3 per house 25 ft from bank; 75 ft channel keptCutler BayAllowed within the setback no town size limitsGolden BeachAllowed; raised keel no higher than the seawall cap and never above 4 ft MSLKey BiscayneAllowed; boat no higher than 6 in above MHW bottom of raised boatMiamiAllowed as part of a dock; davits over 3 tons banned dock limits apply to the liftMiami BeachAllowed; 7.5 ft side setback seaward side yard setback for davitsMiami ShoresSite plan review by the planning and zoning board docks, davits and boat liftsNorth Bay VillageAllowed; 50 ft limit, 7.5 ft side setback safety light on outer endPalmetto BayNo lift standards; exempt from site plan review department review onlySunny Isles BeachNo lift-specific rule; docks 20% of canal middle half of frontageSurfsideNo lift-specific rule; marine structures 10 ft off side lines Indian Creek 35 ft, Bay 45 ft

Waterfront deck requirements

Bal Harbour20 ft pools from the outer face of the seawall (Indian Creek / Biscayne Bay lots)Bay Harbor Islands5 ft from the seawall for water-side pools; pool decks 5 ft from side/rear linesCoral Gables0 ft rear setback for wood/composite decks on waterfront propertyGolden Beach36 in patio/terrace setback from side and rear lot lines (Zones Two and Three)Key Biscayne0 ft rear setback for decks on waterfront lotsMiami Beach0 ft pool decks may reach the rear line and connect to a dock on a bay or canalMiami Shores15 ft shoreline setback for accessory structures (pools, decks, screens exempt)North Bay Village20 ft waterfront setback in RS-1; ground-level patios may encroach 18 in

Checking a marine contractor

AventuraRegister every year by 30 September; $35Bal HarbourRegistered contractors only login issued after the Village verifiesBay Harbor IslandsFree registration Citizenserve upload; insurer-sent certificatesCoral GablesRegister with Building notarised form; a CSS login for every contactGolden BeachRegistered with the Town contract with every permitKey BiscayneRegistered with the Village licence, liability, BTR and compMiamiRegistered to verify certification documents by email; insurer sends certificatesMiami BeachRegistered to work Civic Access account + state or county licenceNorth Bay VillageRegister each fiscal year fee waived for state-certified; $25 for county cardsPalmetto BayRegister before applying new Citizen Portal; no work until approvedSunny Isles BeachAnnual registration, in person $50; originals, no faxesSurfsideWhat you need to pull a permit licence, Town-named insurance, occupational licences

Storm prep & documentation

AventuraHurricane watch construction sites must be securedBal HarbourHurricane plan required of marinas and multi-slip docksBay Harbor Islands3 hours after a hurricane watch to empty dumpsters and clear yard debrisCoral Gables24 hours before predicted landfall to moor in city waterwaysGolden BeachUnsafe structures deteriorated docks and seawallsKey BiscayneBefore the warning landscape debris must be goneMiamiEvacuate early city marinas recommend leaving before a watchMiami Beach40% off minor-repair permit fee after a hurricaneMiami ShoresGood repair seawall duty in the zoning codeNorth Bay VillageManager can order boats out on a hurricane warningPalmetto BaySecured against wind boats and PWC stored at homesSunny Isles Beach$500 fine for failing to secure, per city scheduleSurfsideSecure or remove boats and trailers on a hurricane warning

Seawall repair cost

Coral GablesSized to the boat, plus a city bond the vessel sets the price

Twelve signs a seawall is failing

What to look for, where to look for it, and what it means when you find it. Walk your wall in twenty minutes.

A screening sheet for owners, not an engineering inspection.

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