Planning to raise a seawall, add a tide gate, or replace aging shoreline structures in Pompano Beach? Even small waterfront projects can trigger permits at more than one agency. You want to protect your property, manage risk, and avoid delays or fines. In this guide, you’ll learn which projects need approval, who regulates what, where to confirm current minimum elevation rules, and how to move from idea to permit with confidence. Let’s dive in.
Projects that need permits
Most waterfront construction in Pompano Beach requires permits. That includes:
- New seawalls or bulkheads
- Replacement of more than 50 percent of a wall’s length or height
- Raising the top of wall or changing structural capacity
- Structural repairs such as tiebacks or deadmen
- Tide gates, flap valves, and backflow preventers on outfalls
- Dredging, revetments, or any work in the water or along the shoreline
Even like-for-like repairs often require a permit if they affect dimensions or structure. When in doubt, contact the City first.
Who regulates your project
Waterfront work usually involves city, county, state, and sometimes federal approvals. Start local, then confirm county and state needs based on location and scope.
City of Pompano Beach
The City’s Building & Development Services issues local building permits, conducts inspections, and manages right-of-way and shoreline encroachments. Begin by reviewing guidance on the official site and calling the Building Division with your project scope. Visit the City of Pompano Beach Building & Development Services.
Broward County
County floodplain and environmental programs provide technical standards for shorelines, drainage, and coastal resilience. County review may apply to minimum seawall elevations, shoreline treatments, and outfall devices. Explore Broward County’s planning and environmental programs.
Florida Department of Environmental Protection (FDEP)
If your work is seaward of the Coastal Construction Control Line or affects dunes or beaches, you will need state authorization. Learn more through the FDEP Coastal Construction Control Line program.
U.S. Army Corps of Engineers (USACE)
Projects that affect navigable waters, wetlands, or involve dredge and fill require federal authorization under Section 10 or 404, unless a nationwide or regional permit applies. Review the USACE Jacksonville District Regulatory Program.
South Florida Water Management District (SFWMD)
If your work affects regulated water bodies or water control structures, SFWMD permits or approvals may be required. See the South Florida Water Management District.
FEMA and Florida Building Code
Flood zones and Base Flood Elevations influence design and permitting. Pull your property’s flood data at the FEMA Flood Map Service Center. Local reviews apply the Florida Building Code and any county or city flood provisions.
Minimum elevations and tidal barriers
Minimum top-of-seawall and tidal control standards protect adjacent properties, navigation, and public infrastructure. In Broward County, these standards evolve with resiliency policy and updated flood data. Do not rely on old figures or neighbor references. Instead, confirm the current standard and datum for your property in writing.
- Check the City’s permitting and code pages for local shoreline requirements. Start with Pompano Beach Building & Development Services.
- Ask Broward County floodplain and environmental staff to verify the current minimum top-of-seawall elevation and any county shoreline criteria for your location at Broward County.
- If you are oceanfront or near dunes, confirm whether the FDEP CCCL applies through the FDEP CCCL program.
Because standards are expressed using specific datums such as NAVD88, your plans must clearly state the datum and show how you measured “top of wall.” Your engineer and surveyor will set this up correctly on the site survey and drawings.
Flood zone and BFE checks
Before design, confirm your flood zone and Base Flood Elevation. Download current maps and property-specific data from the FEMA Flood Map Service Center. This helps your engineer set the correct elevations and freeboard.
Tidal barriers and outfall devices
Tide gates, flap valves, and backflow preventers reduce nuisance tidal flooding through storm drains and outfalls. These devices typically require a city permit and may involve county or state environmental review if they affect shorelines or water quality. Coordinate early with the City and Broward County to confirm device type, location, and any environmental documentation.
What to submit with your application
Most waterfront permits require technical plans and supporting documents. Expect to provide:
- A current boundary and topographic survey showing property lines, waterline, mean high and low water, and elevations in the stated datum
- Sealed engineered plans with wall sections, tiebacks, foundations, toe details, materials, and proposed top-of-wall elevation
- Structural calculations if required, plus scour or wave analysis where applicable
- Construction sequencing and a turbidity or erosion control plan
- Environmental information if mangroves, seagrass, or listed species may be present
- Proof of neighbor notification if applicable, and permit fees
Your City reviewer may also ask for floodplain compliance documentation and coordination letters for any county, state, or federal permits.
Timeline and enforcement
- Pre-application review: a few days to several weeks, depending on agency availability and complexity.
- Permit processing: several weeks to months, especially if USACE or FDEP coordination is needed.
- Construction: varies by length and access. Work windows can be seasonally limited.
Work without permits can result in stop-work orders, fines, and having to re-do or remove noncompliant construction. Inspectors will verify top-of-wall elevations and materials match the approved plans.
Costs and planning
Waterfront construction costs vary with linear footage, soil conditions, access, and whether dredging or new tiebacks are needed. Get multiple quotes from licensed marine contractors and use a Florida-licensed engineer for design. Insurance, FEMA claims, or resilience grants may offset costs in some cases. Check Broward County’s resilience programs for any current homeowner opportunities at Broward County.
Step-by-step checklist
- Pull your FEMA flood map and Base Flood Elevation using the FEMA Flood Map Service Center.
- Call the City of Pompano Beach Building Division to confirm permit type and local requirements.
- Ask Broward County floodplain and environmental staff for the current minimum top-of-seawall elevation for your parcel and whether county permits apply.
- If near the ocean or dunes, check the FDEP CCCL program to see if state authorization is required.
- Determine whether USACE or SFWMD approvals are likely. Review the USACE Regulatory Program and the SFWMD.
- Hire a surveyor and a Florida-licensed coastal or structural engineer to prepare sealed plans to the correct datum.
- Submit consolidated applications, coordinate agency reviews, schedule inspections, and verify your contractor’s marine credentials.
Smart tips for smooth approvals
- Confirm the datum. Make sure your survey and plans use the same vertical datum the agencies require.
- Design to the latest standard. Elevation minimums change. Always ask the City and County for the current figure before finalizing plans.
- Address neighbors early. Shared walls or access points can affect timelines. Early coordination can prevent delays.
- Document environmental conditions. Photos, surveys, and assessments help reviewers clear projects faster.
- Build in time. Federal or state approvals can add months. Plan your construction window accordingly.
Final thoughts
Waterfront improvements protect your investment and support long-term resilience in Pompano Beach. The key is to confirm the current standards, align your design to the right datum, and coordinate with the City, County, and other agencies before you build. With the right team and a clear plan, you can move from concept to completion with fewer surprises.
If you want a calm, well-organized path from idea to permit to finished shoreline, request a private consultation with Unknown Company. We can help you connect with the right engineers and contractors, outline your approvals, and time your project around the market and your move.
FAQs
Do small seawall repairs in Pompano Beach need permits?
- Often yes. Even like-for-like repairs can require a permit if they affect dimensions or structural capacity, so confirm with the City first via Pompano Beach Building & Development Services.
Who pays for a shared seawall between neighbors?
- It depends on property deeds, any HOA covenants, and local law. Review your documents and discuss cost-sharing with your neighbor before design and permitting.
What if my seawall is below today’s minimum elevation?
- You can often maintain a legal nonconforming wall, but full replacement, height changes, or related development may trigger an upgrade to current standards as a permit condition.
Are there grants or programs for seawall upgrades in Broward County?
- Programs can change over time. Check current resilience and homeowner assistance opportunities at Broward County.
When do I need USACE or state approvals for waterfront work?
- You likely need USACE if work affects navigable waters or involves dredge and fill, and you need FDEP if work is seaward of the CCCL or affects dunes or beaches. Review the USACE Regulatory Program and the FDEP CCCL program.
