HOA Seawall Repair in the Keys: Canals, Reserves & Votes
A Keys association may own a basin wall, a community dock or a stretch of bay shore. Sort out who owns each wall, follow Florida’s HOA money rules and plan the permits as one schedule.
Start with who owns which wall
Read the declaration, plats and deeds before anyone prices work. Mark each wall as association-owned, owner-owned or shared.
- List community docks and boat basins, and who maintains them.
- Find out if the canal bottom is private or state-owned. In Monroe County, a new dock over state-owned bottom needs written state consent. Rule 18-21.005(1)(b), F.A.C.
- Pull plans, permits and warranties for common-area improvements. Florida HOAs must keep them at least 7 years. Chapter 720, Fla. Stat.
- Confirm which government permits the property: Monroe County, Key West, Marathon, Key Colony Beach or Layton.
Give the board a decision checklist
Florida’s HOA statute shapes how the money moves. Section 720.303, Fla. Stat.
| Rule | What it means for the board |
|---|---|
Reserves | A budget may include them; they count only when a majority of total voting interests approves and names the components |
Waiving reserves | Majority vote at a meeting with a quorum, good for one budget year |
Special assessment meeting | Notice given and posted at least 14 days ahead, stating the nature of the assessment |
Competitive bids | Required for contracts over 10% of the annual budget; engineering is exempt |
Underfunded reserves | The budget must warn it “MAY RESULT IN SPECIAL ASSESSMENTS” |
If the community manager or firm has a stake in a vendor bidding over $2,500, the board must seek several bids and approve by two-thirds of directors present. Section 468.4335, Fla. Stat.
Phase the work the way permits allow
A long community shoreline can be split into phases. Each phase needs its approvals before work starts.
- Unincorporated Monroe County holds work until a Notice to Proceed issues after the state and federal approvals. Monroe County NTP handout
- The marine sanctuary wants construction applications at least 90 days ahead. NOAA sanctuary permits
- If a contractor takes more than 10% up front, Florida law requires permit applications within 30 days. Section 489.126, Fla. Stat.
- In Key Colony Beach, each lot’s wall must run its full frontage, built at one time. KCB Code Secs. 5-52 to 5-55
Rank sections by risk. A wall losing soil next to a road or pool comes before cosmetic cap work. For lot-owned walls, use the neighbor planning page.
Explore nearby owner interest.
Use the neighbor-group invitation to see which nearby owners want to coordinate planning. Each owner decides on their own work.
Common questions
Does our HOA have to keep seawall reserves?
Not automatically. An HOA budget may include reserves, and they count only when a majority of total voting interests approves them. If reserves are not fully funded, the budget must warn of possible special assessments. Section 720.303, Fla. Stat.
Do we need bids for the seawall contract?
Yes, if the contract exceeds 10% of the annual budget including reserves. Engineering services are exempt from that rule. Section 720.3055, Fla. Stat.
How much notice does a special assessment meeting need?
Notice must be given and posted at least 14 days before the meeting. It must state the nature of the assessment. Section 720.303(2), Fla. Stat.
Our community dock moors a dozen boats. Does that matter?
Yes. In Monroe County, a dock designed or used to moor ten or more vessels needs a state submerged land lease where the bottom is state-owned. Confirm who owns the bottom first. Rule 18-21.005, F.A.C.
Will flood insurance pay for the association’s wall?
No. NFIP policies, including the General Property Form, exclude seawalls, bulkheads and docks. Get a written answer on any private policy. NFIP General Property Form
Can the county canal program fix our seawalls?
No. Monroe County’s canal restoration work targets water quality, not private seawalls. It still pays to know your canal’s number and ranking. Monroe County Canal Restoration Program
Know your canal’s number and ranking
Monroe County numbers its residential canals. Its Residential Canals map file shows each canal’s number, depth and water quality ranking. Monroe County Canal Management Master Plan
- Use the canal number in board minutes, bid requests and permit files.
- Ask the county, (305) 453-8774, if your canal is among the 96 ranked in its 10-year work program. Monroe County Canal Management Master Plan
- After Irma, 175 of the 422 canals the county submitted for debris removal were not approved. Keep your own record of what sank in yours. Monroe County BOCC paper
County code caps maintenance dredging in artificial waterways at 6 feet below mean low water. Monroe County code 118-10 Ask your engineer how that depth compares with the wall’s toe.
Bay or ocean shoreline: riprap first
Some associations own open-water shoreline, not just canal walls. Monroe County allows no new vertical seawalls there. Monroe County code 118-12(k)(3)
- A lawfully existing wall may be repaired or replaced, keeping its footprint where practicable. Monroe County code 118-12(k)(4)
- County code puts riprap at the toe of solid seawalls where feasible, and walls landward of mangroves. Monroe County code 118-12(k)
- DEP’s riprap general permit allows toe rock up to 10 feet out, at a slope no steeper than 2 to 1. Rule 62-330.431, F.A.C.
- On state-owned bottom, a letter of consent covers a wall up to 3 feet waterward of mean high water, or riprap up to 10 feet out. Rule 18-21.005, F.A.C.
See the riprap guide and the living shoreline guide for options.
Show sourcesHide sources
- Canal RestorationSource 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
- Monroe County Land Development Code, Chapter 118 - Environmental ProtectionSource reviewed 2026-10-28
- Rule 62-330.431, F.A.C. (General Permit for Installation of Riprap)Source reviewed 2026-10-28
- Rule 18-21.005, F.A.C. (Forms of Authorization)Source reviewed 2026-10-28
Discuss an association project
Record the affected shoreline and the decision you need to make. Use the notes when discussing scope with the appropriate professional.