Coastal and
wind rules
Broward County sits in a high wind region and has a state coastal line along its beaches. This guide covers the Coastal Construction Control Line, product approval for windows and doors, and the Florida Building Code edition that may change at the end of 2026.
The Coastal Construction Control Line
The Florida Department of Environmental Protection says the Coastal Construction Control Line, or CCCL, marks the area of the beach and dune system affected by a 100-year coastal storm. Unless an exemption applies, a state permit is needed for construction and excavation seaward of it.
The department says the line is not a setback. Building seaward of it is not prohibited, but it must meet special siting and design criteria.
Broward County's line was created in 1981 under section 161.053 of the Florida Statutes. The rule describes it by survey stations, not by town names, so we could not tell from the rule which parcels are seaward today. Check the department's map by address.
What the state says about remodels seaward of the line
A department FAQ, with guidelines updated in February 2017, says maintenance, repairs and modifications to existing structures are generally exempt if they do not touch the foundation. It lists replacing roofs, doors, windows and siding, and second floor additions within the foundation limits, as examples.
The same FAQ says additions to or repairs of a foundation need a state permit. It says a storm-damaged structure may be rebuilt unless the shoreline has changed so that no viable site remains.
That FAQ is older than the department's current overview page, and we did not read the rule chapter behind it. As of the sources we read, which may have changed, treat the exemptions as a starting point and confirm with the department before you design.
Hurricane products in Broward
Broward and Miami-Dade are the two High Velocity Hurricane Zone counties. Section 553.842 of the Florida Statutes says products such as windows, exterior doors, shutters, roofing and skylights must be approved by a listed method before use.
The state's building codes FAQ says a Miami-Dade Notice of Acceptance is a local approval. A state product approval carrying the limitation approved for High Velocity Hurricane Zone can be used in Miami-Dade and the rest of the state.
Fort Lauderdale's permit page accepts either a state product approval or a Miami-Dade Notice of Acceptance for hurricane zone sheds. Sources differ on how far a Miami-Dade approval travels, so ask the building official which products your city accepts.
The statute also says a statewide approval generally cannot be made to pass extra local testing. A building official can still deny a product with a signed written report.
Which Florida Building Code edition applies
A Florida Building Commission presentation dated June 30, 2026 lists the 8th Edition, 2023, as the current code, effective December 31, 2023. It lists the 9th Edition, 2026, effective December 31, 2026.
The Commission's October 2026 workplan, though, still shows the final rule hearing and publication dates as to be determined. State law says an updated code takes effect no sooner than six months after publication, under section 553.73(7)(e). So sources differ on timing, and the date should be re-checked.
Miami-Dade posted a notice that applications on or after December 31, 2026 follow the 9th Edition. That is not a Broward notice. We could not confirm whether Fort Lauderdale and other Broward cities will do the same. If your permit application lands near that date, ask the building department which edition governs and when.
Flood elevation and wind together
The 8th Edition residential code sets the flood elevation rule at base flood elevation plus 1 foot, with Coastal A zones following another section. Our flood guide covers it.
The Broward tidal barrier standard, as we read it on a third-party copy of the county code, does not apply seaward of the CCCL. That matters for oceanfront lots, but seawall rules inland still need a city check.
What to ask before you design
A general contractor coordinates the architect, the engineer, the product suppliers and the building department. Mike Johnson's approach puts that coordination in preconstruction, so product choices and the code edition are settled before drawings are final.
We did not verify which specific window, door, shutter and roof products Broward accepts today, or how re-roofs differ from new work in the hurricane zone. Ask your architect to confirm product approvals before they are written into the specification.
Questions owners ask
Is the Coastal Construction Control Line a setback?+
No. The Florida Department of Environmental Protection says it is not a setback line. Building seaward is not prohibited, but it needs a state permit and must meet special siting and design criteria.
Can I replace windows on an oceanfront house without a state permit?+
The department's FAQ, from February 2017, lists replacing roofs, doors and windows as examples of exempt work that does not touch the foundation. Confirm it is still current with the department.
Which Florida Building Code edition will apply to my project?+
The 8th Edition is current, and the 9th is scheduled for December 31, 2026. The Commission's October 2026 workplan still shows adoption steps as to be determined, so ask your building department.
Does a Miami-Dade product approval work in Fort Lauderdale?+
The state FAQ calls it a local approval, while Fort Lauderdale's permit page accepts it for hurricane zone sheds. Ask the building official about your product.
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Keep reading
Coastal and wind rules change, and the Florida Department of Environmental Protection, the Florida Building Commission and your local building department decide what applies to your property, so confirm with them before you design.
Where this comes from: floridadep.gov, law.cornell.edu, floridadep.gov, www2.myfloridalicense.com, leg.state.fl.us, floridabuilding.org, floridabuilding.org, fortlauderdale.gov.