Selling a waterfront home in The Landings? Your seawall and dock can make or break your timeline, buyer confidence, and final price. You want a smooth sale without last‑minute surprises or costly credits. This guide shows you what to check, what the City requires, realistic cost and permit timing, and how to present your waterfront features with confidence. Let’s dive in.
Why seawalls and docks matter in The Landings
Most homes in The Landings enjoy canal or Intracoastal access, which puts your seawall, dock, and lift under the spotlight. Buyers look for safe access, structural health, and clean permitting. Lenders and insurers do too.
South Florida is also seeing more nuisance flooding and coastal stress. Broward County’s sea‑level planning resources explain how rising water levels affect infrastructure and waterfront systems. That means buyers will pay attention to seawall elevation, seepage, and visible movement. You should, too. Broward County’s sea level rise toolbox offers helpful context.
Know the rules before you list
City rules you cannot ignore
Fort Lauderdale’s code sets clear standards for seawalls, docks, and mooring structures. As an owner, you must keep your seawall in good repair, and the City can cite walls that allow tidal flow or material loss through the wall. The code also sets minimum seawall elevations and limits on dock height and waterward extension. If you perform “substantial repair,” the wall typically must be brought up to current minimum elevation standards. Review the City’s standards in ULDC Section 47‑19.3.
State and federal approvals
Work that affects submerged lands or navigation often requires additional approvals. Florida DEP rules govern activity on state submerged lands and outline when repairs or replacements qualify for expedited processes. See FDEP’s guidance under Sovereignty Submerged Lands rules and statewide policies in Florida Statutes Chapter 373. Larger changes, dredging, or navigation impacts may trigger U.S. Army Corps review. You can explore federal permitting context through the Corps’ public notices and programmatic permits, such as those described in this USACE notice.
Your pre‑listing inspection game plan
Who to hire first
- Licensed marine contractor or seawall specialist for a walk‑and‑dive inspection and repair estimate.
- Coastal or structural engineer if movement, scour, or major repairs are suspected.
- Licensed surveyor to confirm boundaries, water lines, and elevations for permits.
- Environmental consultant if seagrass, mangroves, or habitat may be impacted.
- A marine‑savvy inspector for docks and lifts. Specialized underwater review is often worth it.
What to inspect on the seawall and dock
- Alignment and movement: bowing, leaning, gaps at cap joints, and uneven sections.
- Seawall cap: cracks, spalling, exposed rebar, or missing segments.
- Seepage and voids: sand loss behind the wall, sinkholes, lawn depressions.
- Scour at the toe: erosion at the base, exposed anchors or tie rods, undermining.
- Joints and weep holes: pressure relief features working without allowing tidal flow.
- Dock structure: deck boards, joists, fasteners, and connections to the seawall.
- Piles and caps: rot at the splash zone, cracking, corrosion, or movement.
- Boat lift: frame, cables, foundation, and electrical safety and permits.
- Returns and tie‑ins: clean connections at property lines and to neighboring walls.
What to document for buyers
- Date‑stamped photos from land and water, including caps, returns, and piles.
- Permit history and previous work records. Local permitting examples show many Fort Lauderdale projects with valuations in the tens to hundreds of thousands, which helps buyers understand scale. You can reference permit examples via BuildZoom project records.
- Inspection and engineer reports with prioritized repairs and cost ranges.
- Survey with property lines, mean high water line, and any easements.
- Any flood repair or insurance claim documentation.
Red flags that derail deals
- A seawall that allows tidal flow or movement of soil through the wall. The City presumes this is disrepair and can cite it with compliance deadlines. See ULDC Section 47‑19.3.
- Major deformation or a repair scope that qualifies as “substantial repair.” This can trigger elevation upgrades and full design review.
- Exposed or corroded structural elements, toe scour, or undermining that points to replacement over patching.
- Unpermitted dock or lift additions, electrical issues, or extensions beyond local limits.
Costs and timelines in Fort Lauderdale
Seawall work varies widely by material and complexity. Industry averages suggest replacement can range roughly from $150 to $600 per linear foot, with smaller repairs or cap work lower but still significant for long runs. Review ballpark ranges in this dock and seawall cost guide. Local permit records often show total project valuations in the tens to hundreds of thousands for residential waterfront work, which aligns with these ranges.
A practical timeline looks like this:
- Initial inspection and contractor estimate: about 1 to 2 weeks.
- Survey and engineering plans for permits: about 2 to 6 weeks.
- Agency approvals: simple repairs may clear in weeks, while larger replacements or projects needing state or federal review can take months. See an overview of the process in this Florida waterfront permitting guide.
Disclosures, insurance, and closing prep
Florida requires a flood disclosure form in residential sales. You must disclose your knowledge of flooding, flood damage claims, and any assistance received for flood damage. Review the statute in Florida Chapter 689. You also have a general duty to disclose known, material facts not readily observable, which typically includes significant seawall and dock defects.
Insurance and lending reviews will consider your flood zone and past claim history. Fort Lauderdale provides resources to look up FEMA flood information and local guidance. You can start with the City’s flood and flood insurance information.
A simple 6‑step timeline for The Landings sellers
- Walk your seawall and dock with your agent. Note obvious issues like cracked caps or sagging sections.
- Schedule a Level I marine inspection and photos. If concerns arise, advance to a deeper inspection.
- Engage an engineer and surveyor if movement, scour, or major repairs are likely.
- Pull permit history and surveys. Confirm boundaries, returns, and past approvals.
- Decide: repair pre‑listing, disclose with estimates and sell as‑is, or offer credits or an escrow holdback.
- Complete the Florida flood disclosure and assemble a clean packet for buyers.
Make it effortless with a trusted waterfront advisor
You do not have to coordinate this alone. With concierge‑level vendor coordination and hyperlocal waterfront expertise, you can present your property with clarity and confidence. If you want a discreet pre‑market read on what to fix, what to disclose, and how to position your dockage for value, connect with Heather Lefka.
FAQs
What should The Landings sellers check first on a seawall?
- Start with a visual pass for cracks in the cap, bowing or leaning sections, and any soil loss behind the wall, then book a marine inspection for a closer look.
How do I know if my seawall meets Fort Lauderdale’s elevation rules?
- Compare your wall height to the City’s minimum standards and triggers for upgrades when repairs are substantial in ULDC Section 47‑19.3, and verify elevations with a licensed surveyor.
Do I need permits to repair or replace a dock or seawall?
- Most work needs City approval and many projects also require state authorization under FDEP’s submerged lands rules and, for larger or navigation‑affecting work, possible USACE review.
What counts as “substantial repair” on a seawall?
- Repairs that span a large portion of the wall or change elevation across a significant length can qualify and may require raising the wall to current minimums under ULDC Section 47‑19.3.
How long does permitting take for seawall or dock work in Fort Lauderdale?
- Simple repairs may clear in weeks while full replacements or projects involving multiple agencies can take months; see a process overview in this Florida waterfront permitting guide.
What must I disclose about flooding or seawall issues in Florida?
- Florida requires a flood disclosure form covering flood history and claims, and you must disclose known, material defects; see Chapter 689 for the statutory flood disclosure.
Will insurance or lenders scrutinize my seawall or flood zone?
- Yes, buyers and lenders often review insurability, flood zones, and repair history; the City’s flood and insurance page is a good starting resource.
