Selling a waterfront home in Lauderdale-by-the-Sea can move fast or stall out based on one detail: your seawall. If your lot’s safety depends on a seawall or tidal barrier, buyers, lenders, and the town will want clear answers. You want a smooth closing with no surprises.
This guide breaks down what to disclose, how LBTS enforces seawall issues, the documents and photos to gather, and the typical permit paths if repairs or upgrades are needed. You will leave with practical checklists for sellers and buyer-investors. Let’s dive in.
Seawall basics in LBTS
A seawall is a tidal flood barrier that protects your upland property from water. In Lauderdale-by-the-Sea, owners are responsible for keeping seawalls safe and functional. If a wall is low or failing, the town can require repairs.
For sales, a seawall that is visibly damaged or below typical protection heights can trigger lender questions, title exceptions, higher insurance concerns, or even code enforcement. Plan to document condition early.
Who regulates what
Seawall rules are layered. Your exact path depends on location, the work you plan, and whether it extends waterward of control lines.
- Federal: The U.S. Army Corps of Engineers may permit work in navigable waters. FEMA flood maps and base flood elevation influence insurance and elevation certificates.
- State of Florida: Florida DEP oversees the Coastal Construction Control Line on oceanfront sites and coastal resource impacts. The Florida Building Code applies to structural work.
- Broward County: County environmental and floodplain teams support coastal resilience policies and may expect disclosure when protection depends on tidal barriers.
- Town of Lauderdale-by-the-Sea: The Building Department issues permits for seawall and dock work and enforces local codes. Code Enforcement can order repairs if a wall is unsafe.
- Private parties: Title companies, lenders, insurers, and HOAs can require inspections, repairs, or approvals before closing.
What you should disclose
Broward and LBTS practices emphasize transparency when a property depends on a seawall. You should be ready to disclose:
- Known defects or performance issues, such as cracking, leaning, undermining, or signs of overtopping.
- Maintenance and repair history, including materials used and dates.
- Whether the wall is part of a shared or HOA asset and any related assessments.
- Any notices from the town or county, open permits, or pending violations.
- Available engineer evaluations, permits, and inspection records.
If you know the seawall is low or has failed during high tides, that is a material fact. Clear disclosure reduces delays and post-closing disputes.
Seller document checklist
Pull these items together before you list. It will help you disclose accurately and satisfy underwriting requests.
- Property deed and current survey showing the seawall location
- As-built drawings or original seawall plans, if available
- Permit and inspection records from LBTS, Broward County, Florida DEP, or the U.S. Army Corps of Engineers
- Repair and maintenance records with invoices and before/after photos
- Recent engineer reports or inspection certificates
- Flood documents: Elevation Certificate and FEMA flood zone
- HOA rules, easements, or shared maintenance agreements
- Any code notices, repair orders, liens, or special assessments
- Title report and recorded easements or riparian rights
- Your most recent property condition disclosure forms
Photos that help buyers and lenders
Strong visuals support your disclosures and speed up reviews.
- Wide shots of the full wall from land and water sides
- Close-ups of cracks, spalling, exposed rebar, leaning, missing cap, or scour at the base
- Images showing the top-of-wall relative to the yard or deck and any overtopping evidence
- Photos of adjacent pavement or patio damage and channel conditions
- Time-stamped images of recent repairs or temporary stabilization
- Aerials or historical images showing shoreline changes
When to get a pro report
If the wall looks aged or shows defects, order a licensed marine or structural engineer assessment before you list. Ask for:
- Current condition summary and photos
- Immediate repairs recommended and estimated costs
- Expected remaining service life
- Notes on whether the wall’s elevation provides typical tidal protection
Having this in hand reduces re-negotiations and can help you price and plan.
Permit paths in LBTS
Permits depend on scope and location. Expect to coordinate with the town and, when work affects regulated waters or control lines, with county, state, or federal agencies.
- Minor maintenance: Patch, grout, small cap repairs without elevation or footprint changes. Usually an LBTS building permit. Shorter review.
- Structural repair or partial replacement: Panel or pile replacement, tiebacks, undermining repairs, or cap replacement. Sealed engineering often required and possible county or state review. Moderate timelines.
- Full replacement or raising: New wall or significant elevation increase for resilience. Requires engineered designs, LBTS permit, likely county review, and possibly Florida DEP and Army Corps permits if work extends waterward. Expect geotechnical reports and turbidity control plans.
- Emergency repair: If failure is imminent, the town may allow temporary stabilization with rapid notice. Follow-up permits and full documentation are expected.
Always confirm whether your work touches navigable waters or areas seaward of the Coastal Construction Control Line. That can add agencies and time.
Time and cost expectations
Every site is different, but planning helps.
- Review time: Minor repairs can take weeks. Larger rebuilds that involve county, state, or federal review can take several months.
- Costs: Small patch work may run in the low thousands. Structural repairs or partial replacements can be tens of thousands. Full replacement or multi-lot projects can reach six figures. Access, length, materials, and staging drive price.
Get at least two bids from licensed marine contractors and have an engineer vet the scope.
How seawalls affect closing
A seawall’s condition can change how your sale proceeds.
- Municipal enforcement: LBTS can cite unsafe walls and issue repair orders, fines, or stop-work notices. Unresolved issues can delay closing and may become liens.
- Lenders and title: Many lenders and title companies require proof that the wall is serviceable. They may ask for engineer letters, permits, or recent inspections.
- Insurance: Flood premiums and insurability depend on elevation and risk. A low wall that allows overtopping can increase risk and costs.
- Contracts: Expect inspection contingencies, repair escrows, or seller credits. Clear documentation and timely permits help you negotiate.
Buyer-investor due diligence
If you are buying in LBTS, prioritize the seawall early.
- Request the seller’s full seawall packet and engineer reports
- Order an independent marine or structural engineer inspection if none exists
- Get a current boundary or ALTA survey and an Elevation Certificate if insurance is a factor
- Review town records for permits, violations, and notices
- Check FEMA flood maps and county planning tools for long-term risk context
- Confirm permit needs and realistic timelines for any upgrades you plan
Steps to avoid delays
A few proactive moves can save weeks.
- Talk to LBTS Building Department early about your scope
- Resolve or disclose any open code cases before listing
- Commission an engineer report if the wall shows age or defects
- Collect permits, photos, and maintenance records into one shareable file
- Get contractor bids and timelines to support negotiations
- Coordinate with your title company and lender on any underwriting needs
Oceanfront vs canals
Your permit track can differ by location.
- Oceanfront: Work near or seaward of the Coastal Construction Control Line can trigger Florida DEP review and added design standards.
- Intracoastal or canal: Work affecting navigable waters or mean high water may involve the U.S. Army Corps of Engineers and county environmental review.
Your engineer and contractor can map the exact jurisdiction for your shoreline.
Ready to list with confidence
When you document the seawall, disclose clearly, and pre-check permits, you give buyers confidence and protect your timeline. If the wall needs work, set expectations with bids and schedules so everyone can plan the path to closing.
If you want a local, process-focused team to help you prepare, we are here to coordinate documents, inspections, and marketing so you can sell with less stress. Schedule a free consultation with Steve Gray.
FAQs
What should LBTS sellers disclose about seawalls?
- Share known defects, maintenance history, any overtopping or prior failures, engineer reports, permits, code notices, and whether the wall is shared or subject to assessments.
Do I need a permit to repair a seawall in LBTS?
- Most seawall repairs require an LBTS building permit, and structural work often needs engineered plans. Work affecting regulated waters can also need county, state, or federal approvals.
How long does a full seawall replacement take?
- Plan for several months from design to permits, especially if Florida DEP or the U.S. Army Corps of Engineers must review. Construction time varies by length, access, and materials.
Will a low seawall affect flood insurance in LBTS?
- A low wall that allows tidal overtopping can increase risk and may affect insurability and premiums. Elevation, flood zone, and mitigation measures also factor into pricing.
What documents should LBTS buyers request about the seawall?
- Ask for surveys, permits, engineer reports, repair invoices and photos, flood documents, HOA rules, and any code notices or liens tied to the wall.
How do LBTS code violations impact closing on a waterfront home?
- Open violations or repair orders can delay closing, limit title coverage, or require repairs, credits, or escrows before a lender or title company will proceed.
