Hurricane Irma: the benchmark storm for the Lower Keys
Irma came ashore near Cudjoe Key on September 10, 2017, as a Category 4 hurricane with 115-knot winds. Water reached 5 to 8 feet above ground from Cudjoe Key east to Big Pine and Bahia Honda. Hurricane Center Irma report Hurricane Center Irma report
- Big Pine Key: a high-water mark 6 feet above ground in a garage, about 7 to 8 feet above the average high tide.
- Little Torch Key: a USGS mark about 5.5 feet above ground, or 6.7 feet NAVD88. Hurricane Center Irma report
- Middle Keys: 4 to 6 feet above ground, a 3.7-foot mark in Marathon, and a Vaca Key gauge peak of 2.6 feet above the average high tide.
- West of Cudjoe to Key West: 2 to 4 feet above ground; the Key West gauge peaked 2.7 feet above the average high tide. Hurricane Center Irma report
- Summerland Key: USGS photos show surge topping a seawall and moving sand both behind and in front of the walls. USGS Summerland Key photos
Damage was worst in the Keys. In the Middle and Lower Keys most homes were badly damaged or destroyed, and more than 1,300 boats were damaged or lost. Hurricane Center Irma report See the Cudjoe Key guide for the landfall area.
How high the water has reached, storm by storm
Storm reports mix three measures: water above the ground, above a tide level called MHHW, and above a survey datum such as NAVD88. Compare numbers only within the same measure. NOAA datum FAQ
| Storm | Lower Keys | Middle Keys | Key West |
|---|---|---|---|
Georges, Sept. 25, 1998 | Surge of 5 to 6 ft at Cudjoe, Ramrod, Big Pine and Summerland Hurricane Center Georges report | 4 to 5 ft at Vaca Key and Grassy Key | Landfall here, with 90-knot winds Hurricane Center Georges report |
Wilma, Oct. 24, 2005 | 4 to 5 ft over much of the Lower and Middle Keys, locally near 7 ft Hurricane Center Wilma report | Near 9 ft estimated by eye around Marathon; Vaca Key gauge record about 5.8 ft above the average high tide NOAA Vaca Key datums | Gauge record about 3.1 ft above the average high tide NOAA Key West datums |
Irma, Sept. 10, 2017 | 5 to 8 ft above ground, Cudjoe to Bahia Honda | 4 to 6 ft above ground; Vaca gauge 2.6 ft above the average high tide | 2 to 4 ft above ground; gauge 2.7 ft above the average high tide |
Ian, Sept. 27, 2022 | 1 to 3 ft above ground across the Keys Hurricane Center Ian report | 1 to 3 ft above ground | 2 to 4 ft on far western Key West; gauge about 2.5 ft above the average high tide |
Helene, 2024 | 1 to 2 ft above ground Hurricane Center Helene report | Vaca gauge about 1.4 ft above the average high tide | Gauge about 1.6 ft above the average high tide |
Milton, 2024 | 1 to 2 ft above ground Hurricane Center Milton report | Vaca gauge about 2.0 ft above the average high tide | Gauge about 1.2 ft above the average high tide |
Wilma still holds the highest verified reading at both the Key West and Vaca Key gauges. No 2025 storm, and no 2026 storm through late October, affected the Keys. NHC 2025 reports NHC 2026 season table
What the gauge numbers mean
At the Key West gauge, minor flooding starts about 1.1 feet above the average high tide, moderate about 1.6 feet and major about 2.1 feet. Irma and Wilma were both well past major. NOAA Key West flood levels
MHHW and NAVD88 are nearly the same at Key West. At Vaca Key, MHHW sits about 0.4 feet below NAVD88. Have your surveyor convert before you compare any storm number with your cap. NOAA Key West datums NOAA Vaca Key datums
FEMA declarations: who got help, and for what
A disaster declaration does not mean help for your seawall. Check which programs your county received.
| Storm | Declaration | Programs for Monroe County |
|---|---|---|
Georges, 1998 | DR-1249 | Individual and Public Assistance OpenFEMA declarations |
Wilma, 2005 | DR-1609 | Individual and Public Assistance |
Irma, 2017 | DR-4337, after emergency declaration EM-3385 | Individuals and Households, and Public Assistance OpenFEMA declarations |
Ian, 2022 | DR-4673, after emergency declaration EM-3584 | Individuals and Households, and Public Assistance OpenFEMA declarations |
Debby, Helene and Milton, 2024 | DR-4806, DR-4828 and DR-4834 | Public Assistance only; no household aid OpenFEMA declarations |
Public Assistance pays governments and nonprofits. After Irma it funded city waterfronts such as the Mallory Square seawall, not private walls. OpenFEMA Public Assistance data
What this means: plan to pay for your own wall. Flood insurance excludes it too. Federal flood policy (Dwelling Form) See the insurance guide.
Canal cleanup after Irma was not seawall repair
After Irma, Monroe County used $49.2 million from a USDA emergency watershed program, plus $10 million of local money, to clear canals of debris and sediment. Monroe County NRCS paper
- Of 422 canals submitted for debris removal, 247 were approved.
- Of 34 canals submitted for sediment removal, 11 were approved.
- Approvals were still arriving in July 2019, almost two years after the storm.
- FEMA funding for underwater debris is limited to hazards to navigation.
The program cleared waterways; it did not rebuild private walls. If debris is jammed against your wall, photograph it before anyone moves it. Your canal's number and ranking are in the county's canal data. Canal Management Master Plan
Getting back in: re-entry zones and stickers
Get your re-entry sticker before hurricane season. Stickers are not issued once a state of emergency is declared. Monroe County re-entry stickers
| Zone | Area | Sticker |
|---|---|---|
Zone 1, Lower Keys | Seven Mile Bridge to Stock Island | Dark pink |
Zone 2, Middle Keys | Long Key Bridge to Seven Mile Bridge | Aqua |
City of Key West | Key West | White |
- Pick up one per registered vehicle at a Tax Collector office, including Key West, Marathon and Big Pine Key, with proof of residency.
- Owners who live outside the county qualify with a property bill. Monroe County re-entry stickers
- Re-entry runs in tiers: essential personnel first, then residents and business owners in stages as damage allows. Monroe County re-entry
- Marine and seawall contractors are not a named early-entry group, so most return with the general business phases. Monroe County business re-entry program
The county emergency hotline is (800) 955-5504, and the office is (305) 289-6018. Monroe County re-entry
The first 48 hours: safety, then photos
- Stay off any wall that has moved, cracked open or lost soil behind it. Keep cars and heavy loads back.
- Photograph and film the whole shoreline from fixed spots before cleanup, then take close-ups. NFIP damage guidance
- Write down the date and the storm. Several state exemptions depend on damage within the last year. Rule 62-330.051(12)
- Keep damaged samples where it is safe, and every receipt for emergency work. DFS disaster guide
- Report the loss to each insurer that might apply, because wind and flood are adjusted separately. DFS post-storm Q&A
- Call your permit office before emergency work if you can.
Then sort the damage by urgency, below, and plan the repair once the wall is stable.
Which seawall damage is urgent?
| What you see | How urgent | First step |
|---|---|---|
Wall leaning, broken or collapsed | Now | Keep everyone back, photograph it, call your permit office and an engineer |
A large hole or sinking yard behind the wall | Now | Fence it off; do not drive or park near it |
Cap cracked or shifted, wall straight | Soon | Photograph it and book an assessment |
Debris pressing on the wall or dock | Soon | Photograph it in place before removal |
Dock or lift damaged, wall intact | Soon | Note the date; dock repair exemptions run on a one-year clock |
Water came over, wall looks fine | Check within weeks | Look for new voids and open joints once the water drops |
Anything moving is an emergency. Everything else can wait for a clear plan and a licensed contractor.
Emergency repairs and permits after a storm
Most storm repairs to a seawall still need a permit. A few rules give owners room to move fast.
| Rule | What it allows |
|---|---|
Marathon emergency work | Start repairs right away, if the permit application reaches the city within 48 hours with an email explaining the emergency Marathon Building Department |
Marathon post-storm fees | For 30 days after a hurricane, only the $93.50 minimum fee is due to issue a permit; the rest waits until closeout Marathon Res. 2025-73 Marathon Res. 2025-73 |
DEP seawall restoration | Up to 18 inches waterward of the old spot, for damage from a discrete event within the last year Rule 62-330.051(12) |
DEP dock repair | Within 5 feet of the old location, no larger, no fill; damage within the last year Section 403.813(1)(d) |
Key West coastal rules | Emergency repair of existing structures is exempt from the coastal resource article; a building permit is still needed over $1,000 Key West Code Sec. 110-192 |
Monroe County | The small-job permit exemption excludes structural work and flood-zone lots; starting before the permit carries a 100% penalty Monroe County Building Department Res. 277-2025 penalties |
Federal emergency permit | Proposed SAJ-116 would cover some storm repairs; final issuance is not confirmed Draft Army Corps permit SAJ-116 |
Marathon posts its Irma and Ian emergency declarations. Its page shows none for Helene or Milton. Marathon emergency declarations
After a storm, unlicensed contracting is a felony
In Florida, contracting without a license during a declared state of emergency is a third-degree felony. A first offense at other times is a misdemeanor. Section 489.127
- Check the state license and the local registration before any deposit. See how to verify a contractor.
- In Monroe County, hiring an unlicensed contractor can bring you a $1,500 violation for aiding and abetting. Monroe County contractor page
- Report suspected unlicensed work to DBPR's hotline at (866) 532-1440. DBPR unlicensed activity release
- A deposit over 10% obliges the contractor to apply for permits within 30 days and start within 90 days of issuance, unless you agree otherwise in writing. Section 489.126
Dates to put on your calendar
| Deadline | Applies to | Time |
|---|---|---|
NFIP proof of loss | Flood claims on the house | 60 days after the loss DFS flood overview |
NFIP appeal | A denied flood claim | 60 days from the denial letter; suit within one year of the first denial FEMA appeals |
Marathon emergency permit | Emergency repairs in Marathon | 48 hours after work starts Marathon Building Department |
Marathon minimum-fee window | Marathon permits | 30 days after the hurricane, unless extended Marathon Res. 2025-73 |
DEP restoration and dock repair exemptions | Walls and docks damaged by the storm | One year from the damage Rule 62-330.051(12) |
Monroe County conditioned permit | Unincorporated permits awaiting approvals | 180 days from issuance, per the county’s 2022 handout Notice to Proceed handout |
Before the next storm
- Get a re-entry sticker for each vehicle now.
- Get a survey that shows your cap elevation in NAVD88, and keep it with your permits.
- Photograph the whole wall each spring as a baseline.
- Photograph king-tide flooding from September through December with the date and time; the county collects these at greenkeys@monroecounty-fl.gov. Monroe County king tides
- Fix small voids and open joints before the season starts.
- Know the trend: sea level at Vaca Key rose about 1.7 inches per decade from 1971 through 2025. NOAA Vaca Key sea level trend
A wall in good repair rides out a storm better than one already losing soil. Set up a maintenance plan.
Show sourcesHide sources
- Tropical Cyclone Report: Hurricane Irma (AL112017), 30 August-12 September 2017Source reviewed 2026-10-28
- Hurricane Irma pre- and post-storm photo comparisons: Summerland KeySource reviewed 2026-10-28
- NOAA National Geodetic Survey datum FAQSource reviewed 2026-10-23
- Preliminary Report: Hurricane Georges (Table 2)Source reviewed 2026-10-28
- Tropical Cyclone Report: Hurricane Wilma, 15-25 October 2005Source reviewed 2026-10-28
- CO-OPS Metadata API: Vaca Key, FL (8723970) datumsSource reviewed 2026-10-28
- CO-OPS Metadata API: Key West, FL (8724580) datumsSource reviewed 2026-10-28
- Tropical Cyclone Report: Hurricane Ian (AL092022), 23-30 September 2022Source reviewed 2026-10-28
- Tropical Cyclone Report: Hurricane Helene (AL092024), 24-27 September 2024Source reviewed 2026-10-28
- Tropical Cyclone Report: Hurricane Milton (AL142024), 5-10 October 2024Source reviewed 2026-10-28
- NHC 2025 Atlantic Tropical Cyclone Reports indexSource reviewed 2026-10-28
- 2026 Atlantic Hurricane Season (Tropical Cyclone Reports index and summary table)Source reviewed 2026-10-28
- CO-OPS Metadata API: Key West station flood levelsSource reviewed 2026-10-28
- OpenFEMA dataset: Disaster Declarations Summaries (Monroe County, FL)Source reviewed 2026-10-28
- OpenFEMA dataset: Public Assistance Funded Projects Details (Monroe County, FL)Source reviewed 2026-10-28
- 44 CFR Part 61, Appendix A(1): Standard Flood Insurance Policy, Dwelling FormSource reviewed 2026-10-28
- NRCS Emergency Watershed Protection Program for Disaster-Related Marine Debris Removal: Monroe County's Experience, Needs and RecommendationsSource reviewed 2026-10-28
- Canal RestorationSource reviewed 2026-10-28
- Resident Reentry Windshield StickersSource reviewed 2026-10-28
- Reentry After an EvacuationSource reviewed 2026-10-28
- Hurricane Business Early Reentry ProgramSource reviewed 2026-10-28
- Document flood damageSource reviewed 2026-10-23
- Rule 62-330.051, F.A.C. (Exempt Activities)Source reviewed 2026-10-28
- Disaster assistance and insurance helpline guideSource reviewed 2026-10-23
- Post-storm insurance questions and answersSource reviewed 2026-10-23
- BuildingSource reviewed 2026-10-28
- Resolution 2025-73, Exhibit A Permit Fee ScheduleSource reviewed 2026-10-28
- Code of Ordinances, Subpart B Land Development Regulations, Ch. 110 Resource Protection, Art. IV Coastal ResourcesSource reviewed 2026-10-28
- Building and Permitting (limited-work exemption notice)Source reviewed 2026-10-28
- Resolution No. 277-2025 (Building Department permitting fee schedule)Source reviewed 2026-10-28
- Public Notice: Proposed Issuance of Regional General Permit SAJ-116 (SAJ-2025-01920)Source reviewed 2026-10-28
- Emergency DeclarationsSource reviewed 2026-10-28
- Section 489.127, Florida Statutes: Prohibitions; penaltiesSource reviewed 2026-10-28
- Protect Yourself & OthersSource reviewed 2026-10-28
- DBPR participates in national effort to fight unlicensed activity; warns Floridians of unlicensed contracting scamsSource reviewed 2026-10-28
- Section 489.126, Florida Statutes: Moneys received by contractorsSource reviewed 2026-10-28
- NFIP notice and proof-of-loss requirementsSource reviewed 2026-10-23
- NFIP claim appeal process and deadlinesSource reviewed 2026-10-23
- Notice To Proceed Instructional Handout (Internet Archive copy)Source reviewed 2026-11-05
- King Tides & High TidesSource reviewed 2026-10-28
- CO-OPS Derived Product API: Sea Level Trends, Vaca KeySource reviewed 2026-10-28