We may be a tad biased, but we’ve always believed that if you’re going to live on the water, there’s no better place than Miami. For many people, living in a custom-built home on the water in Miami-Dade County is a lifelong dream. 

However, turning this vision into reality has some key differences from building on a regular lot, like being able to withstand the weather coming off Biscayne Bay. 

With this mind, here are a few important things to keep in mind if you’re thinking of building on the waterfront in the Magic City:

Different Types of Waterfront Properties

When most people think of waterfront properties in Miami, they think oceanfront homes – a personal Vizcaya, if you will. And while there certainly are a few of those, there are plenty of other options. 

Intracoastal Waterway Property: These homes are located on the Intracoastal Waterway, which is a network of canals and inlets that connects to Biscayne Bay. They’re often preferred by boat lovers because of the easy access while being somewhat protected from storms.

Lakefront Homes: South Florida is full of natural and man-made lakes. 

Canal Homes: These canals are the narrower cousins of the canals we see in Fort Lauderdale and the Gables, these waterways are more geared to fishing boats with small drafts. They commonly are further inland and run through residential neighborhoods. Some do have real ocean access – but you have to look at the bridge heights to get there. 

Oceanfront Properties: Also known as bayfront properties, these homes are located right on the ocean, and don’t have any bridges to go under to get to Biscayne. 

Durability is a Top Priority 

Waterfront properties have a different exposure to the elements than inland properties. The strong winds, heavy humidity, and salt in the ocean breeze are a more consistent presence, so it’s important to choose the right materials to protect your home from those elements. Oceanfront properties are made from concrete and steel, with marine-grade finishes to withstand the salty air and humidity. 

Additionally, it’s vitally important to look at where your home sits on the lot and the flow of rain from the home to the water. Depending on the municipality, there are strict regulations on how elevated the foundation needs to be to ensure proper drainage. 

Seawall and Dock Maintenance

Many waterfront properties include bulkheads or seawalls to protect the home from erosion, storm surge and tidal changes as well as a dock. 

Seawalls and docks can be very expensive to repair and replace. Make sure both are constructed with highly durable, marine-grade materials and regularly inspected for signs of degradation. The integrity of the seawall directly impacts the integrity of the whole property, so you’ll have to keep it well-maintained year after year. 

How Long is the Permit Process?

The permit process for building new on the water can be particularly tedious due to the heightened safety risks. In addition to securing the standard permits for new construction in Miami-Dade county, your proposed project will have to be reviewed by several water-related boards and commissions, such as the Biscayne Bay Shoreline Development Review Board, the Miami River Commission, and the Waterfront Advisory Board. 

Hurricanes, Flooding, and FEMA

Certain coastal regions in Miami-Dade County are designated as flood hazard areas by FEMA. If you plan to build in one of these regions, you may be subject to strict regulations designed to protect your home from hurricane damage. For instance, your home might have to be elevated to a certain level, constructed with flood-resistant building materials, and certain rooms may have to be included on the first or second floor. 

For any questions about local building regulations and flood zones, the Debowsky Design Group is happy to help. If you’re ready to build, we can also help you put together a design that aligns with all federal and local regulations without compromising on style and appearance. Get in touch and we’ll explain exactly what to expect in terms of costs and timelines when bringing your dream home to life!