Miami Seawall and Dock Permits: Your Guide to DERM Approvals

You want to reinforce your seawall or add a dock or lift before the next boating season, but the permits feel like a maze. You are not alone. Waterfront projects in Miami involve multiple agencies, layered reviews, and timing that can stretch when you do not plan ahead. This guide breaks down who approves what, how long it really takes, what documents you need, and how to avoid delays so you can upgrade with confidence. Let’s dive in.

Who reviews what in Miami-Dade

Miami-Dade County: local permits

Miami-Dade’s Department of Regulatory and Economic Resources handles local shoreline permits and building reviews. The county uses a tiered Class system that separates simple maintenance from larger work. Maintenance that does not change the footprint usually fits faster Class I reviews, while replacements or expansions often move into higher classes with longer timelines.

State of Florida: submerged lands and habitat

The Florida Department of Environmental Protection oversees coastal resources, environmental resource permits, and submerged state lands. If your work is waterward of Mean High Water or may impact seagrass, mangroves, or other marine habitat, you may need state authorization or a submerged lands lease. Expect possible mitigation conditions when habitat is affected.

Federal review: USACE and others

The U.S. Army Corps of Engineers regulates work in navigable waters. Many docks, boat lifts, and seawall projects need a USACE authorization, often through a Nationwide Permit, or an Individual Permit for larger impacts. Additional federal consultations can occur when essential fish habitat may be affected.

Other overlays to consider

City of Miami building and zoning rules can apply if you are within city limits. Biscayne Bay Aquatic Preserve policies may add restrictions. Mangroves are protected and are overseen by state rules. Private covenants, HOAs, or riparian easements can also limit scope even when agencies approve the work.

Common projects and permit triggers

Seawall repair or replacement

• Minor maintenance that does not change the footprint often fits a Class I county review.
• Full replacement, raising wall height, moving seaward, or any dredge or backfill typically triggers state and federal review.
• Structural plans and geotechnical data are commonly required.

Dock repairs and small boat lifts

• Replacing decking or repairing existing piles may be maintenance.
• New lifts or new piles are usually treated as new structures, especially if they extend waterward of Mean High Water. State and federal approvals are often required.
• New anchors or hardware that expand the footprint can push the project into state and federal oversight.

Dock expansions, new docks, and floating docks

• Any increase in footprint, added piles, or larger floats commonly requires a state submerged lands authorization and USACE review.
• Dredging to gain depth almost always requires state and federal permits.

Living shorelines

Living shoreline designs that use vegetation or natural features can reduce hard-structure impacts. They still require review and may need biological assessments and mitigation plans, but may offer a more habitat-friendly pathway in some cases.

Permit sequence and timing

Recommended sequence

• Pre-application: order a current survey, confirm Mean High Water and riparian lines, and consider a pre-application meeting with the county and state.
• Design and engineering: prepare site plans, cross sections, structural details, and a turbidity and erosion control plan. Add habitat assessments if needed.
• Local filing: submit the Miami-Dade Class application with engineered plans and contractor details.
• State and federal submissions: file state submerged lands and ERP paperwork, and request USACE authorization at the same time as local filings when possible.
• Review and notice: respond to comments. Some projects require public or adjacent owner notices.
• Finalize approvals: secure all authorizations and complete any pre-construction notifications.
• Construction and inspections: follow best practices and permit conditions. Keep turbidity controls in place.
• Closeout: submit as-builts and complete any required monitoring.

Typical review time windows

• County Class I: a few weeks to 1 to 2 months.
• County Class II or III: 1 to 3 months or more.
• State authorizations: 2 to 4 months for routine approvals, 4 to 9 months or longer for complex cases.
• USACE Nationwide Permit verification: 4 to 12 weeks, sometimes longer.
• USACE Letter of Permission: 2 to 6 months.
• USACE Individual Permit: 6 to 12 months or more for significant impacts.

When reviews stack, your total time is set by the slowest approval. Plan for comments and resubmittals.

Realistic planning scenarios

• Simple seawall maintenance with no state or federal action: 6 to 10 weeks from design start to construction start if your submittal is complete.
• Projects with footprint expansion, new dock area, or dredging: 4 to 9 months or more for all permits.
• Complex projects needing a USACE Individual Permit or substantial mitigation: 9 to 12 months or longer.

Your application checklist

Technical documents

• Current ALTA or boundary survey showing property lines, shoreline, Mean High Water, and water depths.
• Existing and proposed site plan with dimensions, piles, gangways, elevations, and setbacks.
• Structural plans and calculations signed and sealed by a Florida professional engineer.
• Marine geotechnical report for seawalls or tiebacks when stability is a factor.
• Seagrass and benthic habitat assessment for any in-water work.
• Erosion and turbidity control plan and construction sequencing.
• Proof of riparian rights or submerged lands authorization when seaward of Mean High Water.
• Contractor licenses, insurance, and marine competency documentation.
• As-built drawing requirements for closeout.

Common permit conditions

• Limits on equipment access and upland staging only.
• Seasonal windows to avoid sensitive habitat periods.
• Mandatory turbidity curtains, spill prevention, and fuel storage restrictions.
• Mitigation for seagrass loss or mangrove trimming with monitoring and reporting.
• Pre-construction notifications to agencies before in-water work begins.
• As-built submissions and site restoration.

Fees and financial items

• County and state application fees based on scope.
• Submerged lands lease fees if your structure occupies state sovereign lands.
• Bonds or performance guarantees when required.
• Budget for mitigation, engineering, surveys, and compliance monitoring.

Avoid delays

Common pitfalls

• Unclear property or Mean High Water lines that shift the design late.
• Missing engineering or geotechnical support.
• Discovering seagrass or mangroves after design is complete.
• Filing to one agency at a time instead of in parallel.
• Contractor or vendor changes that force re-review.

Risk management moves

• Engage a coastal or marine engineer and a permitting specialist early.
• Confirm surveys and Mean High Water before detailed design.
• Ask contractors for Miami-Dade permitting experience and references.
• Build time and budget for mitigation and agency conditions.
• Verify riparian rights and any private easements or covenants.

Choosing the right team

• Florida-licensed professional engineer with coastal experience.
• Permitting specialist with Miami-Dade and Florida state experience.
• Marine contractor with local references for seawalls, pilings, and lifts.
• Familiarity with USACE Jacksonville District and Miami-Dade RER processes.

Key takeaways for Miami Bayfront owners

• Verify whether work is landward or waterward of Mean High Water. That single line often determines if state and federal permits are required.
• Maintenance is faster than expansion. If you expand the footprint or add in-water structures, plan for stacked reviews and longer timelines.
• File in parallel when possible. Coordinate county, state, and federal submissions to save calendar time.
• Start early and budget for compliance. Surveys, engineering, fees, and mitigation can add to total project cost and duration.

Plan your project with confidence

If you are weighing a seawall reinforcement, dock expansion, or boat lift in Miami, early planning is everything. Get your survey and Mean High Water line verified, set the right permit path, and build a realistic schedule. If you want a trusted local partner to help you coordinate next steps and connect you with vetted marine pros, reach out to Krystal Bernhardt PA. Let’s Connect.

FAQs

How long do Miami seawall repair permits usually take?

• Simple maintenance that does not change the footprint often runs a few weeks to 1 to 2 months at the county level. Larger scopes can add several months for state and federal approvals.

Do I need state or federal permits for a new boat lift in Miami?

• If the lift adds new piles or extends waterward of Mean High Water, you often need state authorization and USACE verification or a permit. Maintenance-only swaps are more limited.

What documents should I prepare before filing a dock expansion?

• A current survey with Mean High Water, engineered plans, a habitat assessment if in-water, an erosion and turbidity plan, and proof of riparian rights or submerged lands authorization if seaward of Mean High Water.

Can I avoid federal review for a dock project in Biscayne Bay?

• Many in-water projects require USACE authorization. Some may qualify for a Nationwide Permit with shorter review, but eligibility depends on impacts and site conditions.

When should I start permitting for a major waterfront upgrade in Miami?

• Begin 6 to 12 months before your target construction window for complex projects. For straightforward maintenance-only work, 1 to 3 months can be enough if submittals are complete.

What causes the biggest delays in Miami waterfront permits?

• Incomplete surveys, unclear Mean High Water lines, late discovery of seagrass or mangroves, serial instead of parallel filings, and contractor changes that trigger re-reviews.