Thinking about adding or replacing a dock or boat lift at your Lauderdale-by-the-Sea home? You’re not alone. Waterfront improvements can boost daily enjoyment and long-term value, but the permitting can feel complex. The good news is you can navigate it with a clear plan and the right experts. In this guide, you’ll learn which permits you need, how the process works, how long it might take, and what to watch for. Let’s dive in.
Who needs a permit in LBTS
If you plan to build, replace, or modify a private dock, lift, or mooring piles in Lauderdale-by-the-Sea, expect permits from several agencies. The Town handles building permits, while county, state, and federal agencies review impacts to waterways and submerged lands. Doing the work without approvals can lead to fines or removal orders.
- The Town’s Building Division requires a local permit for docks and mooring piles. The Town actively enforces code rules and contractor registration. See the Town’s Building Division overview and common code violations.
- Broward County reviews aquatic and wetland impacts and issues county licenses. Learn more via Broward County Environmental Permitting.
- Florida DEP manages Environmental Resource Permits and authorizes use of state-owned submerged lands. Review the state’s ERP and State 404 program overview.
- The U.S. Army Corps of Engineers regulates work in navigable waters and dredge or fill activities. See the Corps’ Nationwide Permits guidance.
What each agency reviews
- Town of LBTS: Structural safety, local code compliance, and contractor registration. Permits are submitted to the Building Division.
- Broward County: Aquatic resource review and county aquatic/wetland licenses. Start at Environmental Permitting.
- Florida DEP: ERP for work in or affecting surface waters and wetlands. Separate authorization may be needed to occupy sovereign submerged lands under Rule 18-21. See the State 404/ERP FAQs and Rule 18-21 reference material here.
- USACE: Section 10 for structures in navigable waters and Section 404 for dredge/fill. Many small docks fit under a general permit. See Nationwide Permits.
- Wildlife and historic review: Projects in manatee habitat use the Manatee Key and may need protection measures. See the USACE reference on the Manatee Effect Determination Key.
Step-by-step permit path
1) Define scope and evaluate the site
Clarify dock layout, lift type, number of slips, and whether any dredging is needed. Order a current survey showing water lines, riparian frontage, and existing shoreline structures. If seagrass may be present, plan for a benthic survey. Rule 18-21 governs use of submerged lands; review the rule reference for context.
2) Hire the right team
Most projects need a marine engineer or environmental consultant plus a licensed marine contractor. LBTS requires contractor registration and insurance; confirm status with the Town’s contractor registration rules.
3) Apply to all agencies in parallel
Submit your Town building permit while coordinating with Broward County, DEP, and the Corps as needed. DEP and USACE often share reviews and consult with wildlife and historic agencies. Start with the Town’s Building Division and the County’s Environmental Permitting portal.
4) Respond to review comments
For individual state permits, expect completeness checks and Requests for Additional Information. The State 404/ERP FAQs outline typical steps and timelines.
5) Receive permit conditions
Conditions can include limits on dock size, manatee speed signage, in-water work timing, or seagrass avoidance. Wildlife measures often follow the Manatee Key framework. Marina siting guidance also highlights common design practices to reduce impacts. See this marina siting reference.
6) Inspections and closeout
Expect Town inspections and, when applicable, county or state compliance checks. Keep all approvals and as-builts on file for future sales and insurance.
Timelines to plan for
- USACE general permits: Many are targeted for decisions in about 45 to 60 days once the application is complete. See Nationwide Permits timing.
- FDEP ERP/State 404 individual permits: Expect a phased process with completeness checks, RAI cycles, and public notice. Many projects take months. See the ERP/State 404 FAQs.
- Town and County permits: Local timing varies with complexity and agency clearances. The Town’s Building Division provides process guidance.
Simple residential docks that qualify for consent by rule can move faster. Projects involving dredging, multi-slip layouts, or submerged lands leases often take 6 to 12 months or more.
Fees and ongoing costs
Budget for several fee types:
- Town building permit and inspection fees.
- Broward County aquatic or wetland license fees.
- FDEP ERP and State 404 application fees.
- Possible sovereign submerged lands fees if your project preempts state-owned bottom. Florida Statutes Chapter 253 authorizes leases and fee rules. Review Chapter 253 for the framework.
Dollar amounts depend on project size, preempted area, and current schedules. Confirm with each agency before you apply.
Design choices that speed approval
Small siting and design decisions can reduce reviews and conditions:
- Avoid seagrass and hardbottom areas when placing slips or pilings.
- Use pile-supported structures instead of fill when possible.
- Keep walkways narrow and lengths within navigational limits.
- Add manatee protection measures early, guided by the Manatee Key.
Common pitfalls to avoid
- Incomplete applications, missing surveys, or no benthic data. See DEP’s ERP/State 404 FAQs for process details.
- Assuming riparian rights allow any configuration. Florida courts balance riparian rights with the public trust and permitting. See this Florida appellate discussion of riparian rights limits.
- Starting work without permits. LBTS actively enforces code, as seen in Town updates and archives. Review common code violations and the Town’s project archive.
Quick owner checklist
- Order a current boundary and waterline survey. Add a seagrass check if your dock extends beyond rip-rap.
- Call the Town’s Building Division and Broward County Environmental Permitting for pre-application guidance.
- Hire a marine engineer and environmental consultant with Broward experience. Confirm your contractor meets the Town’s registration requirements.
- Prepare and submit Town, County, DEP/ERP, and USACE applications at the same time where applicable. Use DEP’s ERP/State 404 FAQs to track steps.
- If you plan to rent slips, check the Town’s Business Tax Receipt requirements.
How this impacts a future sale
Waterfront buyers in LBTS often ask for documentation on dock and lift permits, final inspections, and any submerged lands authorizations. Keeping approvals, plans, and closeout records organized can protect value and reduce surprises during escrow.
If you are weighing improvements before selling or want to understand how a dock project could affect timing and value, connect with a local expert who lives this every day. For tailored guidance and a clear plan for your property, reach out to Linda Hoyt.
FAQs
Do I need both Town and state permits for a new dock in LBTS?
- Yes. You typically need a Town building permit and, if your project affects waters or submerged lands, state ERP and possibly USACE approvals. Start with the Town’s Building Division and DEP’s ERP overview.
How long do USACE approvals usually take for small docks?
- Many small docks qualify for a general or nationwide permit, which the Corps targets to process in about 45 to 60 days after a complete submittal. See Nationwide Permits.
What is a submerged lands lease and when is it needed?
- If your dock or marina occupies state-owned submerged land beyond your foreshore, the state may require a consent, a letter, or a lease under Rule 18-21 and Chapter 253. Review the rule reference here and the statute here.
How do manatees affect my Lauderdale-by-the-Sea dock permit?
- Projects in manatee habitat are screened using the Manatee Key, which can add protection measures like signage or timing limits. See the USACE reference on the Manatee Key.
What causes the biggest permitting delays for docks and lifts?
- Incomplete plans or surveys, lack of benthic data, wildlife or historic reviews, EPA objections on State 404 decisions, neighbor comments, or required mitigation. DEP’s ERP/State 404 FAQs outline the steps.
Can my contractor handle everything for me in LBTS?
- Many do, but you are responsible as the owner. Confirm Town registration and insurance per the contractor requirements and verify applications are filed before work starts.
What happens if work starts without permits in LBTS?
- The Town can issue stop-work orders, fines, and require removal or modification. See common code violations and Town archive updates for examples.
