What does the state exemption cover?
As of the 2026 Florida Statutes, Section 403.813 exempts from state environmental permits a private dock with 1,000 square feet or less of over-water surface area, or 500 square feet or less in Outstanding Florida Waters. The dock must be the only one built under the exemption along 65 feet of shoreline, be used for recreational, noncommercial purposes, and not create a navigational hazard or substantially impede water flow. Other exemptions cover mooring pilings for private docks, repair or replacement of an existing dock within 5 feet of the same location and no larger, and floating vessel platforms or floating boat lifts that float at all times.
DEP counts roofs, boat-cover canopies, elevated platforms and decking toward over-water area, and its general permit for a single private dock reaches up to 2,000 square feet.[1][2]
What about state-owned bottoms and neighbors?
Where a dock sits over sovereignty submerged lands, Rule 18-21.004 requires that it not unreasonably infringe on neighbors' riparian rights and generally be set back at least 25 feet inside your riparian lines, or 10 feet for marginal docks. Exceptions include parcels with less than 65 feet of shoreline and docks shared by two adjacent single-family parcels.[3]
Which federal, county and city approvals apply?
Federal rules require Department of the Army permits under Section 10 for structures in or affecting navigable waters, and define structures to include piers and boat docks; some work is authorized through nationwide or regional general permits.
- Broward: an April 2025 county bulletin says the Environmental Resource General License is usually issued within 7 to 10 days and covers a new private, noncommercial dock of 500 square feet or less with no dredging or filling beyond pilings. Boat lifts are not on the general-license list, and larger work needs a regular Environmental Resource License.
- Palm Beach County: the county's marine-structure building permit checklist asks for DEP, Florida Inland Navigation District and Army Corps approval or exemption, signed and sealed dock drawings, and signed and sealed lift drawings with the manufacturer's specifications.
- Cities issue their own building permits and may add zoning rules, so check with the city where the property sits.[4][5][6]
Key takeaways
- A state exemption for a small private dock or floating lift does not replace local building permits.
- As of 2026, Florida's exemption covers private docks up to 1,000 square feet of over-water area, or 500 in Outstanding Florida Waters.
- Docks over state-owned bottoms generally need a 25-foot setback from riparian lines, with exceptions for narrow lots.
- Broward's streamlined general license covers new private docks up to 500 square feet; boat lifts follow a different path.
Sources
- [1]Florida Legislature — 2026 Florida Statutes, Section 403.813 (permits issued at district centers; exceptions)
- [2]Florida Department of Environmental Protection — Dock Permitting in Florida
- [3]Florida Administrative Code — Rule 18-21.004, Management Policies, Standards, and Criteria (sovereignty submerged lands)
- [4]eCFR — 33 CFR Part 322, Permits for structures or work in navigable waters
- [5]Broward County Resilient Environment Department — Technical Bulletin: Docks, Seawalls and Bulkheads (Environmental Resource General License)
- [6]Palm Beach County Building Division — Type 8 Marine Structures application submittal checklist
Reviewed October 11, 2026. General real-estate information for Florida, not legal, tax, lending or insurance advice. Laws, rates and deadlines change — confirm property-specific facts with the agency cited, a Florida real-estate attorney, CPA or licensed insurance agent.