Planning a new seawall, dock, or boat lift in Lighthouse Point? You are not alone. Waterfront improvements are exciting, but the permits can feel complex. You want to protect your property, stay on schedule, and avoid costly do‑overs. In this guide, you will learn when permits are required, how Broward County’s tidal‑barrier elevation rules affect scope and cost, where to file, what to prepare, and what to expect from inspections. Let’s dive in.
Who permits what in Lighthouse Point
Marine work in Lighthouse Point can involve multiple agencies. Your exact approvals depend on location, scope, and environmental impacts.
- City of Lighthouse Point Building Department. The city is the primary local authority for seawalls, docks, lifts, electrical, and structural compliance within city limits. Expect city permits and inspections for most projects.
- Broward County. County environmental and coastal rules apply in county jurisdictional waters. Broward also sets minimum tidal‑barrier elevations that can affect seawall height when you build new or substantially rebuild.
- Florida Department of Environmental Protection (FDEP). State Environmental Resource Permits and authorizations may be required for work in tidal waters, wetlands, or on sovereign submerged lands.
- U.S. Army Corps of Engineers (USACE). Federal permits can be needed for work in navigable waters or activities regulated under federal law.
- Florida Fish and Wildlife Conservation Commission and other agencies. Certain projects require protections for seagrass, protected species, and habitat, with possible mitigation.
The takeaway is simple. You often need a city building permit plus county and sometimes state or federal approvals.
When you need a permit
In Lighthouse Point, most marine construction requires a permit. Typical triggers include:
- New seawalls, bulkheads, revetments, or major shoreline stabilization.
- Seawall replacement or reconstruction. Whether it is treated as a repair or a replacement depends on scope and local thresholds.
- Raising a wall, adding a cap, or changing structural elements like tiebacks or toes.
- New docks, boardwalks, or piers, and any enlargement of an existing structure.
- Boat lifts, davits, floating platforms, and the pilings that support them.
- Electrical or plumbing for dock power or lift motors. These require separate trade permits and inspections.
- Dredging, filling, or any work that disturbs submerged aquatic vegetation or alters tidal flow.
- Work seaward of the mean high water line or on sovereign submerged lands.
Local definitions matter. If you are unsure whether your project is a repair or a substantial reconstruction, ask the City of Lighthouse Point for a written determination before you finalize plans or bids.
Broward tidal‑barrier elevations explained
Broward County has adopted minimum tidal‑barrier elevation requirements to reduce tidal flooding and plan for sea‑level rise. When you build a new seawall or substantially reconstruct an existing one, you may be required to raise the top of wall to meet the county’s minimum elevation.
What this means for you:
- Raising a wall changes scope and cost. It can require more fill, deeper tiebacks, larger structural sections, and regrading of adjacent yard areas.
- Dock, ramp, and stair connections may need to be adjusted to meet the new wall height.
- Elevations are technical and evolve. The applicable datum and minimum elevation are set by the county and can change over time. Plan to obtain current guidance and an elevation survey that shows your existing top‑of‑wall.
If your project could cross the threshold for substantial reconstruction, factor in the potential need to raise the entire seawall rather than patch a section.
Where to file and what to prepare
Most applications begin with the City of Lighthouse Point Building Department. Depending on your scope, you may submit to multiple agencies at the same time.
Where to file:
- City of Lighthouse Point. Primary building permit and inspections for seawalls, docks, lifts, and electrical.
- Broward County. Environmental and coastal review, including tidal‑barrier elevation consistency.
- State and federal agencies. FDEP for Environmental Resource Permits and USACE if federal jurisdiction applies.
What to include in your application:
- Completed permit application and fees.
- Current boundary survey and site plan that show property lines, the mean high water line if applicable, existing structures, setbacks, and dimensions.
- Sealed engineered plans from a Florida licensed professional engineer for the seawall and dock, including piling schedules and connections.
- Elevation data. Show top‑of‑wall, ground, and water elevations referenced to the required datum. An elevation certificate may be needed.
- Construction details and materials, such as sheet piles, concrete caps, tiebacks, geotextile, and riprap.
- Environmental documents, including seagrass and benthic surveys and mitigation plans if dredging or filling.
- Proof of ownership or authorization. Include leases or approvals for work on sovereign submerged lands when required.
- Electrical plans for dock power and lifts, with GFCI and grounding details.
- Contractor license and insurance information.
For larger projects, a pre‑application meeting can help align city, county, and state reviewers and reduce back‑and‑forth later.
Inspections and what to expect
Permit reviews are followed by staged inspections. A typical sequence includes:
- Pre‑construction. After permits issue, you may have a kickoff meeting to confirm staging, access limits, and turbidity controls.
- Initial site inspection. Inspectors check survey limits, silt curtains, and signage.
- Piling and footing checks. Inspectors verify pile lengths, embedment, and footing steel before placement.
- Structural inspections. Rebar and forms are reviewed before concrete pours; premanufactured items are checked for compliance with engineered details.
- Electrical inspections. Dock power and lift wiring must meet the National Electrical Code and local code.
- Environmental checks. County or state staff may verify seagrass protection, turbidity controls, and permit conditions.
- Final inspection. The finished work must match approved plans, including the required top‑of‑wall elevation where applicable.
- As‑built certification. Some permits require an as‑built survey or engineer’s certification that final elevations and details meet the approved plans.
Repair vs replacement: why it matters
Many jurisdictions distinguish between in‑kind repairs and substantial reconstruction. The classification affects both process and scope.
- Repairs. Limited in‑kind work is often simpler to permit and does not automatically trigger full upgrades.
- Replacement or substantial reconstruction. Changes to elevation, footprint, materials, or large portions of a wall can trigger full compliance with current standards, including Broward’s minimum tidal‑barrier elevation.
Common triggers include replacing more than a set percentage of a wall, exceeding certain cost thresholds, or changing the structural system. Because the exact thresholds are local and can evolve, request a written determination from the building official before phasing work or bidding a project.
Environmental considerations you should plan for
Even when your project seems straightforward, environmental conditions can shape design, schedule, and cost.
- Seagrass and benthic habitat. Surveys may be required, and impacts can lead to mitigation or design changes.
- Mangroves and shoreline vegetation. Trimming or removal often requires a separate permit and mitigation.
- Water quality protections. Expect turbidity curtains and best management practices. Some projects have seasonal work windows to protect marine life.
- Public trust and navigation. Structures waterward of mean high water often involve state oversight and must respect navigation and public access.
Address these elements early with your engineer and contractor to avoid redesigns during review.
Timelines and costs: what is typical
Every site is unique, but a few patterns can help set expectations:
- Smaller repairs that stay within city jurisdiction can move in weeks to a couple of months once plans are ready.
- New seawalls or docks that require county, state, or federal review can take several months or longer. Environmental review and USACE coordination often extend schedules.
- Fees vary by jurisdiction and project valuation. Plan for city, county, and state fees, plus costs for surveys, engineering, environmental studies, mitigation, and any submerged land leases.
The biggest cost drivers often include raising seawalls to meet tidal‑barrier elevations, deeper foundations, environmental mitigation, and modifications to adjoining features such as stairs and utilities.
Practical planning tips for Lighthouse Point homeowners
A little preparation can save months and thousands of dollars.
- Schedule a pre‑application chat. Ask the City of Lighthouse Point and Broward County staff to confirm the permits you will need, whether state or federal review applies, and the current tidal‑barrier elevation guidance.
- Hire your surveyor and engineer early. Elevations and datums matter. A local engineer who understands Broward’s standards will streamline reviews.
- Get repair vs replacement in writing. If you plan phased work, a written determination helps you avoid surprises later.
- Coordinate environmental surveys. If dredging, filling, or piling are involved, seagrass and benthic surveys take time and can affect design.
- Budget for potential upgrades. If your work may cross the substantial reconstruction threshold, plan for the possibility of raising the entire seawall and adjusting dock connections.
- Plan construction logistics. Ask marine contractors to detail staging, waterway safety, and turbidity controls to meet local requirements.
- Verify contractor credentials. Use licensed Florida marine contractors with insurance and relevant local references.
Next steps
If you are considering a new dock, lift, or seawall work in Lighthouse Point, start with a conversation. Confirm your project classification, elevation requirements, and which agencies will review your plans. Line up a survey and engineering team familiar with Broward County’s tidal‑barrier policies, and choose a licensed marine contractor who knows the local waters.
If you are preparing to sell or buy a waterfront home, due diligence on the seawall and dock can influence value, timelines, and insurance. We can help you identify practical next steps so you move forward with confidence.
Ready to talk through your goals and timeline? Connect with Bernal & Hudson for concierge guidance and access to vetted local resources.
FAQs
Do I need a permit to replace a small section of my Lighthouse Point seawall?
- It depends on whether the work is classified as a repair or a replacement under local and county rules. Ask the City of Lighthouse Point for a written determination before planning phased work.
When do Broward County tidal‑barrier elevations apply to my project?
- New seawalls and substantial reconstructions often must meet the county’s minimum top‑of‑wall elevation. Confirm current guidance and get an elevation survey early.
Will raising my seawall change my dock or yard in Lighthouse Point?
- Very likely. Raising a wall can require regrading, deeper tiebacks, and adjustments to dock heights, ramps, and stairs to maintain safe access.
How long do combined city, county, and state permits take for a new dock or lift?
- Smaller, in‑kind repairs may move in weeks. Projects needing county, state, or federal review can take several months or more, especially with environmental coordination.
Can I use a floating platform to avoid seawall elevation upgrades in Broward County?
- Floating platforms still require permits and may have different structural and navigational requirements. They do not remove seawall obligations when a wall is rebuilt beyond local thresholds.
Who pays for required seawall upgrades on a private Lighthouse Point property?
- Property owners are typically responsible for bringing private seawalls into compliance when rebuilding or substantially reconstructing.
