You can sell with a low seawall, but the contract needs Fort Lauderdale's tidal disclosure, and any seawall waiver ends at sale.
New or substantially repaired walls must reach 5 feet NAVD88, and a citation gives 60 days to show progress and 365 days to finish. Florida also requires a written flood disclosure at or before the contract (Fla. Stat. 689.302).
This is general information, not legal advice. State rules vary.
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Has the city cited your seawall?
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To sell a waterfront house with a seawall problem in Fort Lauderdale, Florida, start with two rules most sale guides skip. The city's tidal flood barrier ordinance, ULDR Sec. 47-19.13 (Ord. C-23-05, March 23, 2023), covers every contract for sale of real estate in a tidally influenced area. Each one must carry a capitalized, bold, 14-point notice that begins "THIS REAL ESTATE IS LOCATED IN A TIDALLY INFLUENCED AREA." The same section voids a city engineer's seawall elevation waiver on transfer of ownership.
The city states the height plainly on its king tides page: it "requires new seawalls to be built to a minimum top elevation of 5 feet." It also says it may "Cite property owners whose seawalls are contributing to roadway tidal flooding." This guide walks through what those rules mean when the wall is low, cracked, or overtopping, and how sellers compare repairing, crediting, and selling as-is.
What are Fort Lauderdale's seawall requirements?
Fort Lauderdale requires new or substantially repaired shoreline structures to work as tidal flood barriers with a top elevation of at least 5 feet NAVD88. Owners must also keep existing barriers in good repair.
NAVD88 is the North American Vertical Datum of 1988, the survey baseline that elevations are measured from. A wall's height on a survey is stated against it, so "5 feet NAVD88" is a fixed mark, not 5 feet above the water you see today.
The ordinance gives a step-up path. An application filed before January 1, 2035 may be permitted at 4 feet NAVD88, as long as the wall is designed to reach 5 feet by January 1, 2050. The city frames the goal on its king tides page as protecting properties and reducing flooding "caused by breached seawalls."
| Rule | What it says | Source |
|---|---|---|
| Minimum top elevation | 5 feet NAVD88 for new or substantially repaired tidal flood barriers | ULDR Sec. 47-19.13 |
| Interim height | 4 feet for applications before January 1, 2035, if designed to reach 5 feet by January 1, 2050 | ULDR Sec. 47-19.13 |
| Substantial repair | More than 50% of the shoreline length or of replacement cost | ULDR Sec. 47-19.13 |
| Upkeep and nuisance | Barriers kept in good repair; tide water flowing onto a neighbor's lot or the right-of-way is a public nuisance | ULDR Sec. 47-19.13 |
| After a citation | Progress within 60 days, completion within 365 days | ULDR Sec. 47-19.13 |
| Elevation waiver | For houses with finished floors below 4 feet NAVD88; up to three years; void on transfer of ownership | ULDR Sec. 47-19.13 |
| Waiver fee | $186 Seawall Elevation Waiver Request | City Code Sec. 25-325 |
| Contract notice | Capitalized, bold, 14-point tidal disclosure in every contract for sale of real estate in a tidally influenced area | ULDR Sec. 47-19.13(E) |
| State flood form | Written flood disclosure at or before the sales contract | Fla. Stat. 689.302 |
When does a seawall have to be raised?
Under the ordinance, the elevation standard applies when a wall is new or substantially repaired. A cited wall must also be repaired on the city's 60-day and 365-day clock. The ordinance does not list a sale as a trigger for raising a wall.
The 50% repair line
The ordinance calls a repair substantial when it covers more than 50% of the shoreline length or more than 50% of replacement cost. Below that line, a cap fix or patch generally stays a repair. Above it, the work has to bring the wall to the tidal flood barrier height.
Upkeep, nuisance, and the citation clock
Owners must keep their barriers in good repair. When tide water flows from a lot onto a neighbor's lot or onto the public right-of-way, the ordinance treats it as a public nuisance. After a citation, the owner must show progress within 60 days and finish within 365 days.
The city describes this enforcement side on its king tides page. It says it is "working closely with property owners to address deteriorating private seawalls" that may add to tidal flooding on roads. For its own walls, the city reports investing $1.5 million a year in restoring, raising, and replacing City-owned seawalls along key roads, as of November 2026.
A seawall citation is a code matter. The guide to selling a Fort Lauderdale house with an open code case explains how open cases and recorded liens show up at closing.
What goes in the tidal flood barrier disclosure in Fort Lauderdale?
The tidal flood barrier disclosure is a notice that ULDR Sec. 47-19.13(E) requires in every contract for sale of real estate in a tidally influenced area. It must be capitalized, bold, and in 14-point type.
The notice opens with the words "THIS REAL ESTATE IS LOCATED IN A TIDALLY INFLUENCED AREA" and continues from there. It applies to contracts executed after March 23, 2023. Because the rule speaks of real estate, its wording is not limited to single-family houses.
The same notice goes in every covered contract, so it speaks to the location rather than to your particular wall. A closing attorney or title company can confirm whether a given address falls inside the rule and add the exact text.
Does a seawall waiver pass to the buyer?
A seawall waiver does not pass to the buyer, because ULDR Sec. 47-19.13 makes the city engineer's elevation waiver void on transfer of ownership. It ends when the house sells.
The waiver exists for houses whose finished floor sits below 4 feet NAVD88. It lasts up to three years, and the City Code lists a $186 fee for a Seawall Elevation Waiver Request in Sec. 25-325.
For a seller, the practical point is honesty about timing. A waiver granted to you can help while you own the house. A buyer cannot lean on it after closing, so it belongs in your notes as history, not as a feature.
What does Florida's flood disclosure ask a Fort Lauderdale seller?
Florida's flood disclosure asks three yes-or-no questions: whether flooding damaged the house during your ownership, whether you filed a flood claim, and whether you received flood assistance. It is a state form, separate from the city's tidal notice.
"A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed."
Fla. Stat. 689.302, Florida Statutes
The form's definition of flooding includes "The overflow of inland or tidal waters." That matters on a canal lot. If a king tide came over the wall and damaged the house while you owned it, the first question calls for a yes.
The claim question names the National Flood Insurance Program, and the assistance question names FEMA. The form also opens by noting that homeowners' policies do not cover flood damage. Our Florida insurance and selling guide covers how coverage questions can shape a sale.
What will buyers, title, and insurance sides ask about a seawall?
Buyers on Fort Lauderdale water often ask how high the wall is, what shape it is in, and whether any city case is open. Title and insurance questions tend to follow the flood zone and the paperwork.
The city's floods page says "A majority of the City's residents live in or close to a Special Flood Hazard Area." It adds that residents can get a copy of the elevation certificate for their house from the Department of Sustainable Development. The city's GIS map shows the flood zone by street address.
Papers that tend to come up on a waterfront sale:
- A survey or elevation figure for the top of the seawall, stated in NAVD88.
- The house's elevation certificate and flood zone.
- Permits for past seawall work, and any city waiver letter (which ends at transfer).
- Any citation and the dates on its 60-day and 365-day clock.
- The signed Fla. Stat. 689.302 flood disclosure.
The city's Community Rating System participation gives residents a 20% discount on National Flood Insurance Program premiums (City of Fort Lauderdale floods page, November 2026). New FEMA flood maps took effect August 18, 2014. A buyer's insurance questions often start from those two facts.
Should you repair the seawall, offer a credit, or sell the waterfront house as-is in Fort Lauderdale?
Sellers usually weigh three paths: fix the wall before selling, sell with a credit toward the work, or sell as-is. The right fit depends on the wall's condition, any open case, and your timeline.
Repair or raise first
Handling the work before you list can answer the buyer's biggest question before it is asked. It also means permits, design, and a construction schedule while you still own the house. If the job passes the 50% line, the wall must meet the elevation standard, which can change the scope.
Sell with a credit
A credit leaves the work to the buyer and settles the cost in the price. Its size is a negotiation, often built on contractor estimates the buyer will want to see. Any open citation and its deadlines still need a plan both sides understand.
Sell as-is
As-is means as-is: the wall, the dock, and the house change hands in their current condition. You still give both disclosures. This path can suit owners who inherited a waterfront house, live out of state, or would rather not run a marine project. The major repairs selling guide covers the as-is route more broadly.
| Wall condition | What the code says | Paths sellers weigh |
|---|---|---|
| At 5 feet NAVD88 and in good repair | Meets the standard; tidal notice still goes in the contract | List or sell as-is, with paperwork ready |
| Below 5 feet, sound, no tide water leaving the lot | The 5-foot standard applies to new work or a substantial repair | Sell as-is or with a credit; buyer weighs future work |
| Tide water reaching a neighbor or the right-of-way | Public nuisance; the city may cite | Repair, credit, or as-is with the issue disclosed |
| Cited by the city | Progress in 60 days, completion in 365 days | Finish the work, or sell with the case and its dates on the table |
| Failing; repair over 50% of length or cost | Substantial repair; must meet the elevation standard | Rebuild before sale, credit, or as-is |
| Low floor with a city waiver | Waiver void on transfer of ownership | Tell the buyer it ends at closing |
Price trends on the water are their own topic. The Fort Lauderdale housing market 2026 guide tracks the city's sales figures by source and month.
How can Propcash help with a seawall problem on a Fort Lauderdale house?
Propcash is a direct cash homebuyer, and we want to buy your house as-is, seawall included. No repairs, no cleaning, no showings, and no open houses. You pick the closing date, and a cash sale can close in as few as 7 days after the contract is signed.
Our offers are based on local market data, and we show you how we got to our number, so you can set it beside a repair or a credit. There are no fees or commissions, and you can walk away. If a cash sale is not your best move, we will tell you. You can get a cash offer on your Fort Lauderdale house or start from our Fort Lauderdale sell-house-fast page.
Frequently Asked Questions
Can I sell my Fort Lauderdale house if the seawall is below 5 feet?
Yes. The 5-foot NAVD88 minimum in ULDR Sec. 47-19.13 applies to new or substantially repaired tidal flood barriers. The city may also act when a wall lets tide water onto a neighbor's lot or the right-of-way. Selling the house does not by itself require you to raise the wall first. The contract still needs the city's tidal disclosure, and a buyer will usually ask about the wall's height and condition.
Does fixing part of a seawall trigger the 5-foot rule?
It depends on how much is fixed. The ordinance treats work on more than 50% of the shoreline length, or more than 50% of the replacement cost, as a substantial repair. A substantial repair must meet the tidal flood barrier elevation standard, while a smaller repair generally does not.
Does the tidal disclosure apply to condos and lots as well as houses?
The ordinance speaks of every contract for sale of real estate in a tidally influenced area, so its wording is not limited to single-family houses. It requires the notice in capitalized, bold, 14-point type. A closing attorney or title company can confirm whether a particular address falls inside the rule.
What does a seawall elevation waiver cost in Fort Lauderdale?
The City Code lists a $186 fee for a Seawall Elevation Waiver Request (Sec. 25-325). The waiver is for houses with finished floors below 4 feet NAVD88, lasts up to three years, and becomes void when ownership transfers. A seller who holds one should not describe it to a buyer as something that carries over.
Do I have to tell a buyer that king tides come over my seawall?
Florida's flood disclosure form asks whether you know of any flooding that has damaged the house during your ownership, and it defines flooding to include the overflow of tidal waters (Fla. Stat. 689.302). If tide water has damaged the house, the form calls for a yes. Separately, the city's tidal disclosure goes in the contract whether or not the house has ever taken water.
Where can I find my house's elevation certificate and flood zone?
The City of Fort Lauderdale says residents can get a copy of the elevation certificate for their house from the Department of Sustainable Development. The city's online GIS application shows the flood zone on the Flood Insurance Rate Map when you enter the street address. Having both on hand can answer a buyer's first questions before they are asked.
Will Propcash buy a waterfront house with an open seawall citation?
We buy houses as-is and can make a cash offer on a house with an open seawall case. The offer is based on local market data and the house as it stands, and we show how we got to our number. If a cash sale is not the right fit for your situation, we will tell you.
Data Sources: City of Fort Lauderdale Unified Land Development Regulations Sec. 47-19.13 and City Code Sec. 25-325 (Municode), City of Fort Lauderdale King Tides and Floods pages, Florida Statutes 689.302. We are a direct cash homebuyer, not a law firm or engineering firm. Sellers should confirm seawall requirements with the City of Fort Lauderdale and consult a Florida-licensed attorney for advice on a specific sale.
Reviewed by the Propcash Editorial Team under our editorial standards. Published by Propcash, a direct cash buyer of houses. This guide is general information. Laws, fees, and market figures change, so check the current rules for your state.
