Seawall Planning for Keys Vacation Rental Managers
A seawall problem at a Keys rental can cost bookings, a permit and, in Key Colony Beach, the rental license itself. Keep one record per property and know who signs what.
List every waterfront property and its rule book
Build one sheet for the whole portfolio. For each property, record:
- The permitting government. Marathon runs from the Seven Mile Bridge to Tom’s Harbor Bridge, except Key Colony Beach. Marathon Charter Sec. 10
- Canal or open-water frontage.
- Lifts and davits, with rated capacity.
- Rental license and business tax receipt numbers.
- The owner’s contact, and who may approve spending.
- The date of the last seawall assessment and the next check.
In Marathon, owners may pull owner-builder permits only for their own use, not for property they sell or lease. City of Marathon Building FAQ For rentals, plan on a licensed contractor.
Get owner sign-offs before the contractor needs them
Absent owners slow Keys permits. Line up signatures early.
- Monroe County’s Work Over the Water Notice is signed by the contractor and the owner, notarized, when the permit issues. Monroe County Work Over the Water Notice
- Marathon’s dock checklist asks for an owner approval letter when a lessee applies. Marathon dock checklist
- Marathon permits need the parcel ID and proof of ownership. City of Marathon Building FAQ
- Marathon contractors must hold a state or county license and register with the city and the county. City of Marathon Building FAQ
Get a signed authorization from each owner now. Name what you may approve, and up to what amount.
Keep permits alive and storm records current
Several quiet clocks can kill a permit or a claim. Track them per property.
- A Monroe County permit expires six months after issuance if no inspection has passed. Monroe County permit expiration
- Marathon voids a permit after 180 days without an approved inspection. Its seawall sequence runs footings, auger tie-back, wall, deck, davit bases and final. City of Marathon inspections
- Out-of-county owners can get a re-entry sticker with a property bill, but not after an emergency is declared. Monroe County re-entry stickers
- After a storm that brings wind and flood damage, notify both insurers. Florida DFS guidance
Keep dated photos, permit numbers and inspection results in one folder per property.
Keep the next review in view.
Ask about a maintenance plan to keep records up to date and arrange a sensible schedule for future checks.
Common questions
Can a Key Colony Beach rental lose its license over a seawall?
Yes. Under Code Sec. 6-45, failing to comply with a seawall notice is grounds for immediate, non-refundable revocation and non-renewal of the vacation rental license or business tax receipt. KCB Code Sec. 6-45
Who signs the county’s work-over-water form?
Both the contractor and the owner, notarized, when the permit issues. Plan ahead for owners who live off island. Monroe County Work Over the Water Notice
Can the owner pull the permit themselves?
In Marathon, owner-builder permits are only for property the owner will use and occupy, not for sale or lease. Ask the other offices before relying on one. City of Marathon Building FAQ
What happens if a storm hits during a booking?
Follow county evacuation orders. After a storm, re-entry runs in stages: essential personnel first, then residents and business owners, and visitors last. Monroe County Emergency Management
Does Marathon allow emergency seawall repairs?
Emergency work that would normally need a permit may start at once, if the application reaches the Building Department within 48 hours. The contractor must email inspections@ci.marathon.fl.us explaining the emergency. City of Marathon emergency permitting
How often should each wall be checked?
There is no single interval. Key Colony Beach commissioners recommended an annual city inspection schedule in 2026. Ask the professional who checks each wall to set its next date. KCB Commission minutes, Mar. 19, 2026
Key Colony Beach: the seawall notice and your rental license
Key Colony Beach Code Sec. 6-45 makes seawalls structures the city inspects. A written notice starts four clocks, and rentals have the most to lose. KCB Ordinance 2026-509
| Clock | Deadline | Manager’s step |
|---|---|---|
Temporary safety measures | 15 days | Block off the area and tell guests what is closed |
Engineer’s evaluation and repair plan | 60 days | Get the owner’s approval to hire a Florida-licensed engineer |
Permit applications to the city, DEP and Army Corps | 120 days | Confirm someone is filing all three |
Repairs finished | 12 months after permit approval | Hold dates on the booking calendar for the work |
Repair plans must carry a Florida-licensed engineer’s signature and seal. Noncompliance is grounds for immediate, non-refundable revocation of a vacation rental license. KCB Code Sec. 6-45
The building official may extend deadlines for documented progress, so keep a dated log of every step. KCB Ordinance 2026-509
Storm clocks for managed Keys properties
After a storm, several deadlines start at once. Put them on one calendar per property.
| Clock | Deadline |
|---|---|
Marathon emergency permit application | 48 hours after emergency work starts City of Marathon emergency permitting |
Marathon post-disaster fee deferral | First 30 days: only the minimum permit fee is due at issuance Marathon Resolution 2025-73 |
NFIP proof of loss for the building | 60 days after the loss Florida DFS flood guidance |
NFIP claim appeal | 60 days from the denial letter FEMA appeals guidance |
DEP seawall and dock repair exemptions | Damage from a discrete event within the last year Rule 62-330.051(12), F.A.C. Section 403.813(1)(d), Fla. Stat. |
The wall itself is excluded from NFIP flood policies. Federal flood policy (Dwelling Form) IV.12 The building and contents claims still run on these clocks.
Show sourcesHide sources
- Code of Ordinances Ch. 6 Buildings, Art. II, Sec. 6-45 Seawall conditions; compliance requirements; enforcementSource reviewed 2026-10-28
- BuildingSource reviewed 2026-10-28
- Resolution 2025-73, Exhibit A Permit Fee ScheduleSource 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
- Rule 62-330.051, F.A.C. (Exempt Activities)Source reviewed 2026-10-28
- 44 CFR Part 61, Appendix A(1): Standard Flood Insurance Policy, Dwelling FormSource reviewed 2026-10-28
Discuss a waterfront portfolio
Record the affected shoreline and the decision you need to make. Use the notes when discussing scope with the appropriate professional.