Seawall Notes for Lower & Middle Keys Home Inspectors
Florida does not require you to inspect the seawall, but your client still needs to know what you saw. Note it clearly, state your limits and point them to the right specialist.
What the standard requires, and what you may add
Rule 61-30.810(3)(e) says you are not required to inspect swimming pools, seawalls, break-walls, boat lifts or docks. Erosion control and earth stabilization are excluded too. Rule 61-30.810, F.A.C.
- You may add services, or exclude items, by written agreement. Rule 61-30.810, F.A.C.
- Your report must list components present but not inspected, with the reason. Rule 61-30.810, F.A.C.
- You need not give an opinion on the adequacy of a structural component. Rule 61-30.810, F.A.C.
- You may not repair a home you inspected. Rule 61-30.810, F.A.C.
- The ASHI standard also leaves seawalls, break-walls and docks out of its minimum scope. ASHI Standard of Practice
The wind mitigation form asks nothing about seawalls, and the four-point inspection skips them too. Rule 61-30.810, F.A.C. So a seawall concern needs its own line in your report.
What to note from safe ground on a Keys wall
Key Colony Beach’s manual describes the common wall there: 6-inch concrete panels, a cap, steel tie-backs to a deadman 10 to 12 feet back, and weep holes. KCB Seawall Owner’s Manual From the yard or dock, note:
- Cap tilt toward the water, or a gap between cap and yard.
- Open panel joints, with soil or filter fabric showing.
- Sinkholes or soft spots behind the wall.
- Waterline cracks and rust stains.
- Clogged or missing weep holes.
- Lifts or davits bolted to an old cap.
- Yard grade at or above the cap. Monroe County expects ground behind a wall at least 6 inches below its top. Monroe County code 118-12(k)
These line up with the failures the manual lists: joint separation and sinkholes, tie-back failure, toe and berm failure, and waterline cracking. KCB Seawall Owner’s Manual
Hand the wall to the right specialist
Describe what you saw, where and when, with photos. Leave cause and repair to the specialist.
- A Florida-licensed engineer can evaluate the structure and design repairs. Florida does not license engineers by discipline, so ask about seawall experience. Florida Board of Professional Engineers
- A licensed marine contractor can price and build repairs. Florida’s rule has separate seawall, bulkhead, dock and pile-driving categories, so check the license category. Rule 61G4-15.100, F.A.C.
- In Key Colony Beach, foam or soil injection behind a wall must be done by a Florida-licensed contractor registered with the city. KCB Building Department notice
Point your client to the seawall assessment guide and the contractor check guide.
Check your inspection standard.
The ASHI Standard of Practice does not require seawall, break-wall or dock inspection in its minimum exterior scope; additional services may be agreed. Check the standard and scope named in your agreement.
What to ask for in a seawall condition report
Confirm the type of assessment and written report with the professional you choose, including the scope and delivery date. Ask for dated photos, findings, recommended repairs and a list of areas that could not be inspected.
Ask whether the assessment covers the wall panels, concrete cap, joints, supports and ground behind the wall. Buried anchors and underwater areas may need extra investigation. If you need a repair budget or an estimate of remaining life, discuss that before the visit.
Request report pricing. Confirm the scope, price and availability directly with the professional before relying on a visit or report date.
See the InterNACHI waterfront inspection standard for examples of what a visual inspection covers.
Check the right wall measurement.
Thinking about raising or replacing the wall? The height guide explains which survey measurement to use and where to check local requirements.
Common questions
Am I required to inspect the seawall?
No. Rule 61-30.810(3)(e) lists seawalls, break-walls, boat lifts and docks among items you need not inspect. If you leave the wall out, say so and why in the report. Rule 61-30.810, F.A.C.
Can I add a seawall look to my agreement?
Yes. The standards allow added services in writing. Keep it visual, and say plainly that you are not giving an engineering opinion. Rule 61-30.810, F.A.C.
What should I photograph?
The cap line from each end, open joints, any sinkholes, the waterline if visible, weep holes and lift mounts. Put a date and a scale reference in the shots.
Should I mention mangroves on the wall?
Yes, as an observation. DEP treats trimming mangroves that grow into a seawall as exempt maintenance, but it asks owners to send its district office photos first. DEP mangrove FAQ
Can I repair what I find?
Not on a home you inspected. Florida bars a licensed home inspector from repairing a home they inspected. Refer the work out. Rule 61-30.810, F.A.C.
Does Key Colony Beach run its own seawall inspections?
Yes. The city inspects marine structures and, after a written notice, gives owners 60 days to submit a sealed engineer’s evaluation. Keep your notes factual, since a buyer may share them with the city or an engineer. KCB Ordinance 2026-509
Name the shoreline type: Keys rules depend on it
Write down what kind of shoreline you saw. The next professional’s options depend on it.
| What you see | Why it matters |
|---|---|
Vertical wall on a dredged canal | A lawfully existing wall may be repaired or replaced, keeping its footprint where practicable Monroe County code 118-12(k)(4) |
Vertical wall on open water | No new vertical walls on open water in unincorporated Monroe County or Marathon Monroe County code 118-12(k)(3) Marathon code 106.36 |
Rock riprap at the toe | County code encourages it; the state permit limits its slope and reach Monroe County code 118-12(k) Rule 62-330.431, F.A.C. |
Mangrove fringe | Trimming and alteration questions go to DEP DEP delegation list |
Sandy beach berm | No hardening on known or potential turtle nesting berms Monroe County code 118-12(k)(7) |
Note the flood zone if your client has it. In V and Coastal A zones, county code wants a design professional’s analysis before a wall is built or rebuilt. Monroe County code 122-31(d)
After a storm: date everything
Storm damage in the Keys comes with deadlines. DEP’s seawall restoration and dock repair exemptions apply to damage from a discrete event within the last year. Rule 62-330.051(12), F.A.C. Section 403.813(1)(d), Fla. Stat.
- Record the storm name if your client knows it.
- Photograph scour, displaced riprap and debris lines.
- Note fresh soil loss separately from old settlement.
A wall can be overtopped without failing. After Irma, USGS photos on Summerland Key showed surge over the seawall and sand moved on both sides of it. USGS Irma photo comparison Report what you see, not a guess at the cause.
Show sourcesHide sources
- Monroe County Land Development Code, Chapter 118 - Environmental ProtectionSource reviewed 2026-10-28
- LDR Sec. 106.36 Criteria For Approval (Hardened Shorelines)Source reviewed 2026-10-28
- Rule 62-330.431, F.A.C. (General Permit for Installation of Riprap)Source reviewed 2026-10-28
- Mangrove Trimming Delegated Local GovernmentsSource reviewed 2026-10-28
- Monroe County Land Development Code, Chapter 122 - Floodplain ManagementSource reviewed 2026-10-28
- Rule 62-330.051, F.A.C. (Exempt Activities)Source reviewed 2026-10-28
- Hurricane Irma pre- and post-storm photo comparisons: Summerland KeySource reviewed 2026-10-28
Refer a seawall concern
Record what needs checking and when. Confirm the assessment, price and date directly with the professional you choose.