Coastal Construction Control Line (CCCL) Permits in Florida

If your home is on an Atlantic beach in Flagler, Volusia, Brevard, Indian River or St. Lucie County, part or all of your lot may be seaward of the Coastal Construction Control Line. Where that line falls decides whether the Florida Department of Environmental Protection (DEP) reviews your project, on top of your city or county building department.

What the CCCL is

Section 161.053 of the Florida Statutes directs DEP to set coastal construction control lines county by county along the state's sandy beaches facing the Atlantic Ocean, the Gulf and the Straits of Florida. Each line marks the part of the beach and dune system that can change dramatically in a 100-year storm, based on storm surge, waves and other predictable weather conditions. DEP says CCCLs are established in 25 coastal counties, and a county's line can be re-established when erosion or major storms change the shoreline.

DEP's homeowner's guide stresses that the CCCL is a line of jurisdiction, not a setback. It marks the landward limit of DEP's authority. Building seaward of it isn't banned, but it needs a DEP permit or a confirmed exemption, and it must meet special siting and design rules. The permit rules are in chapter 62B-33 of the Florida Administrative Code, with general permits in chapter 62B-34.

The East Coast beaches

Chapter 62B-26 of the Florida Administrative Code describes each county's line. CCCLs have been established along the Atlantic coast of Flagler, Volusia, Brevard, Indian River and St. Lucie counties. Volusia County's line, for example, runs from the Flagler County line south to Ponce de Leon Inlet and continues to the northern boundary of Kennedy Space Center. Indian River County's runs from Sebastian Inlet to the St. Lucie County line.

Only the ocean side is affected. Homes on the Indian River Lagoon, the Halifax River or the Intracoastal Waterway aren't subject to the CCCL, though many are in flood zones.

Which projects need DEP review

Seaward of the line, DEP regulates construction, excavation and other work that could affect the beach and dunes. It reviews applications for their effect on the beach-dune system, neighboring properties, native salt-tolerant vegetation and marine turtles.

Exempt work still has to avoid disturbing dunes, sea turtle nests, native vegetation, public beach access and neighboring properties. If you're unsure, ask DEP for an exemption determination in writing. Some building departments won't issue a building permit for work seaward of the line until you show either a DEP permit or an exemption determination.

Types of DEP permits

• General permit. For certain single-family homes, additions, decks, garages and pools sited well landward on the beach, in areas DEP has mapped. Under the single-family rule, new decks are limited to 1,500 square feet in total (elevated beach walkovers don't count), and nothing can extend seaward of the 30-year erosion projection except an elevated walkover.
• Individual permit. For projects that don't qualify for a general permit.
• Emergency permit. For work needed after a storm, such as protecting or repairing a damaged home.

The 30-year erosion projection is DEP's estimate of where the shoreline will be in 30 years, based on the beach's average yearly rate of change. On eroding beaches it can rule out additions toward the ocean.

How it fits with your building permit and flood rules

A DEP permit doesn't replace your local building permit, and the local permit doesn't replace DEP's. Your building department enforces Section 3109 of the Florida Building Code, which sets structural requirements for buildings and pools seaward of the CCCL. DEP supports it by publishing the 100-year storm elevations the code relies on.

Under the 2023 (8th edition) code, according to Florida Division of Emergency Management guidance, the lowest floor's structure must sit at or above the highest of: the flood elevation for coastal high-hazard (V) and Coastal A zones, any higher local requirement, and DEP's 100-year storm elevation. Walls below must be breakaway walls, and for homes the more restrictive of the CCCL and flood rules applies. The 9th edition code takes effect December 31, 2026, so ask which edition applies to your permit.

Many beachfront homes are also in FEMA flood zones. A large remodel, addition or storm repair can trigger the 50% rule, which may require elevating the whole house. Read the FEMA 50% rule in Florida before you design. For beachfront decks, see the deck permit guide.

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Seawalls and coastal armoring after storms

Permanent armoring (seawalls, revetments and similar structures) always needs a DEP permit. Under section 161.085, DEP may permit armoring when a private structure or public infrastructure is vulnerable to damage from frequent coastal storms. It may also permit a wall of up to 250 feet that fills a gap between existing armoring on both ends, along the same line.

Temporary emergency measures are different. After a storm erodes the beach, a local government can authorize temporary protection for a home, such as small sandbags, temporary wooden retaining walls or sheet-pile walls without caps or tiebacks. Within 60 days of installation, the temporary structure must be removed or a DEP permit application filed for a permanent one.

Storm repairs. DEP's post-storm handout says rebuilding a substantially damaged major structure, or permanently repairing its foundation, needs an emergency CCCL permit. Lesser repairs that restore pre-storm conditions may be allowed under DEP emergency orders issued after a declared emergency. Be careful with anyone who pushes you to rebuild before you know your permit status; see storm repair scams in Florida.

Ian and Nicole on the Volusia and Flagler coast

DEP's emergency orders describe substantial erosion and damage to the beach in Volusia County and part of Flagler County after Hurricanes Ian and Nicole in 2022, with many homes left uninhabitable or in danger of collapse. DEP's emergency final order for Volusia (OGC No. 22-2740, first issued October 28, 2022) was amended several times and extended to part of Flagler County. The orders relaxed some armoring criteria, for example allowing a seawall where the home had been destroyed or substantially damaged, but did not remove the need for a DEP permit. The latest version we found is a fifth amended order from 2025. We couldn't confirm whether any of these orders still applies, so ask DEP.

The state's Hurricane Restoration Reimbursement Grant Program, created in 2022 (SB 4-A), reimbursed eligible coastal homeowners in Volusia and other affected counties for half the cost of sand placement and coastal armoring after Ian and Nicole. DEP says the program ended June 30, 2026, and remaining funds reverted on July 1, 2026.

How to check if your property is seaward of the line

1. Use DEP's Map Direct viewer. DEP's "Locate the CCCL" page links to it. Find your property and look for the solid red line. Other layers show DEP reference monuments and past CCCL permits.
2. Check your survey and closing papers. Under section 161.57, sellers of property partly or wholly seaward of the CCCL must give buyers a coastal properties disclosure, and the law also provides for an affidavit or survey showing the line at closing unless the buyer waives it.
3. Ask DEP. DEP assigns CCCL permit managers by county and can tell you whether your project needs a permit or qualifies for an exemption.

Practical steps before you design

• Confirm the CCCL, your flood zone, the 30-year erosion projection and any local coastal rules before you pay for plans, and ask your building department what DEP paperwork it needs.
• Expect to need plans from a Florida-licensed engineer or architect for structural work seaward of the line, and allow time for DEP review.
• Get condo or HOA approval in parallel; see HOA approval in Florida.
• Check the license of anyone you hire; see how to check a contractor before hiring.

For local building departments, see building permits in Volusia County, Brevard County and Indian River County.