Vacation Rental License

Ready to get a Florida Keys Vacation rental license?  Here is everything you need to know!

The Florida Department of Business and Professional Regulations (DBPR), Division of Hotels and Restaurants governs Public Lodging and defines Short-term Vacation Rentals under Chapter 509. Public Lodging is defined by Chapter 509 as any unit, group of units, dwelling, building or group of buildings within a single complex of buildings that is (a) rented to guests more than three times in a calendar year for periods of less than 30 days or one calendar month, whichever is shorter, or (b) advertised or held out to the public as a place regularly rented to guests.

Chapter 509 identifies specific requirements that must be met in order to obtain licensing and registration of a Vacation Rental property in un-incorporated Monroe County as well as in the incorporated Cities.

Licensing and Registration:

Every Vacation Rental Property meeting the above definition, be it a Condominium or one and two family dwelling, must be licensed with the Florida DBPR Division of Hotels and Restaurants.

In addition, properties in un-incorporated Monroe County and in the incorporated Cities must obtain a State of Florida Sales Tax License for purposes of remitting the sales and bed tax which is currently 12.5% (7.5% sales tax and 5% bed tax) as well as an occupational license. Sales and Bed Tax must be collected and remitted for any residential rental of less than 6 months and one day. It is the owner’s obligation to collect and remit the tax payment.

Securing these licenses will generally subject the property to the assessment of tangible taxes and the property will generally not qualify for Homestead Exception or Save Our Homes Tax treatment.

Chapter 509 prescribes specific health and safety requirements required as well. Each unit must have specific items for public safety as noted in paragraph below.

Safety Regulation and Requirements

1. Property Floor Plan posted within 3 feet of the Front Door.

2. Smoke Alarms must be hardwired, daisy chained and equipped with a battery backup.

3. Fire Extinguishers on each floor if a multi-story unit.

4. Outside Hose Bibs with an anti-siphon valve attached to the faucet connection for the hose.

5. Balconies 17’ or higher above ground require inspection every 3 years.

6. Emergency Lighting hard wired with a battery backup and if multi-story required on each level and positioned to illuminate the stairwell for exiting.

3. The Various Jurisdictions in the Keys Have Their Own Permitting and Licensing Rules

Unincorporated Monroe County:

No residential dwelling units in un-incorporated Monroe County may be rented for any period less than 28 days without a permit or approval from the County. There are some condominium complexes in un-incorporated Monroe which were approved and developed as vacation rentals and by virtue of the development agreement are legal vacation rentals. The condominium documents will verify that use. Most residential land use or zoning classifications do not provide for vacation renters as defined by the County which are rentals of less than 28 days. Single family homes in improved subdivision districts do not qualify.

Properties that do not qualify for a vacation rental permit are relegated to 12 non-overlapping 28-day rental periods per year. It is unlawful to offer properties for rent for less than 28 days without a vacation rental permit.

Properties meeting the 509 definition of a short term (vacation rental) above must meet 509 standards whether they have a vacation rental permit or not and must obtain an occupational license and sales tax license

Click for more information on the vacation rentals in Monroe County., or call the Monroe County Planning Department at 305-289-2500.

City of Key West:

The City of Key West prohibits rentals of less than 30 days without a Transient License. Properties in the City meeting the definition of a short term rental as defined by Chapter 509 must meet 509 standards, obtain an Occupational License for the City and a Sales Tax License. If an owner desires to rent a property for less than 30 days, the zoning must conform to the application for a Transient License.

For more information, please review the City of Key West Website or call the City Licensing Office: 305-809-3955.

Village of the Islands -Islamorada

Just like all the other jurisdictions in the Keys, properties that meet the 509 definition of a short term or vacation rental must meet 509 standards, obtain an Occupational License and a Sales Tax License. The Village restricts vacation rental of less than 28 days for residential properties within the Village. Properties rented for less than 28 days must be registered and licensed with the Village.

The Village has a cap on the number of vacation rentals permitted.

For more information, call the Village Planning Department 305-664-6498.

Village of Islamorada 

The City of Layton

Does not allow rentals of less than 90 days in any residential zoning district. Call 305-664-4667 for more information

City of Key Colony Beach:

The City of Key Colony Beach inspects and licenses all vacation rentals annually. All vacation rentals must meet 509 safety standards and pay an annual Business Tax /Licensing Fee depending upon the property type (Single Family, Duplex or Condo & Co-Op) based on the sq./ft. of the vacation rental unit.

Licenses are available in all zoning districts and there are no current caps on the number of licenses issued.

A Vacation Rental unit is defined as a single-family or multifamily residential dwelling unit operating as a rental where the premises are rented for a duration of less than one hundred eighty-one (181) days.

For more information, please contact the City of Key Colony Beach at 305-289-1212 X2

City of Marathon:

The City of Marathon inspects and licenses and vacation rentals annually. Vacation rentals are permitted in virtually all zoning districts and there are no caps on the number of licenses issued.

Call 305-743-0033.

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Downstairs Enclosures. 

The following provides information concerning the Monroe County Floodplain Management Ordinance and the possible consequences of owning a property with an enclosure below the Base Flood Elevation (BFE) – Also know as a downstairs enclosure.

Please note that you are urged to contact the Monroe County Growth Management Division, Office of Floodplain Management at 305.453-8759 for the latest information regarding the insurance inspection program, flood elevations, restrictions on development, the permitting requirements for construction below base flood elevation, Inspection of Residential Structures Transferring Ownership and Floodplain Certificate of Compliance Program.

1. Background: All of Monroe County is identified as a coastal floodplain and may be subject to flooding.

Monroe County enforces a Floodplain Management Ordinance. Structures built after December 31, 1974 must have the lowest floor elevated to or above the base flood elevation. The owner or purchaser of a structure with a downstairs enclosure below the base flood elevation may be faced with significant unforeseen expenses.

Legally permitted enclosures constructed after 12-31- 1974 below the base flood elevation are for limited storage and parking only!

Limited storage means storage of lawn mowers, rakes, wheelbarrows and similar equipment that are normally stored outside.

Limited storage does not apply to household furnishings, workbenches, freezers, refrigerators or other items subject to damage if exposed to salt water.

If you are purchasing a home with a finished enclosure with habitable space below the base flood elevation, it MAY not be permitted construction and MAY be subject to enforcement proceedings.

2. Definition of Base Flood Elevation:

Base Flood Elevation, or BFEis the lowest elevation where new habitable space may exist as measured to the top of the floor in an “AE” Zone and to the bottom of the lowest structural beam supporting the flooring in a ‘V’ zone as measured above published datums.

Required elevations are depicted on Flood Maps published by FEMA and accessed at http://www.monroecounty-fl.gov/1151/New-Preliminary-Coastal-Flood-Maps

3. Definition of Habitable Space:

Monroe County Code and the Federal Emergency Management Agency’s (FEMA) definition of lowest floor is the lowest floor of the lowest enclosed area (including a basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area is not considered the lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements.

4. Definition of Habitable Floor:

Monroe County Code defines habitable floor as any floor area equipped for uses including but not limited to kitchen, dining, living, family or recreation room, laundry, bedroom, bathroom office, workshop, professional studio or commercial occupancy.

5. Definition of Limited Storage:

The space below the lowest floor of an elevated structure shall be used exclusively for parking of vehicles, elevators, limited storage or building access purposes. For the purpose of this division limited storage means storage of lawn mowers, rakes, wheelbarrows and similar equipment. Limited storage does not apply to household items such as furniture. Materials, items, chattel inventory, stock, merchandise, wares, goods, personal property, furniture, household furnishings, freezers, refrigerators, washers, dryers, countertops, tools and anything that cannot withstand exposure to the elements and do not have low flood damage potential are not considered limited storage and should not be stored in enclosures below base flood elevation. Below base flood elevation limited storage enclosures should be considered bonus space with minimum access to store items that otherwise would be stored outside the building or in a shed.

6. The 50% Rule:

Structures built before Monroe County began participating in the national flood insurance program on January 1, 1975 are considered pre-firm (before Flood Insurance Rate Maps). There were no elevation requirements prior to January 1, 1975. Pre-firm ground level structures are non-conforming to the elevation requirements and as such are limited to the value they may be improved by without being required to elevate. This is known as the 50% rule. A pre firm structure is only allowed to be improved up to 50% of the market value (this does not include the land value) without being required to elevate. The floodplain management ordinance defines market value as: The Monroe County property appraiser’s depreciated value of the structure plus 20%. The use of a cost approach appraisal for determination of market value may be used if such cost approach appraisal is prepared by a certified professional and such cost approach appraisal is submitted to and approved by the contractor’s board of adjustment and appeals. This same approach is required to determine substantial damage. Substantial damage is damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged conditions would equal or exceed 50% of the market value of the structure before the damage occurred. Substantial damage can occur in non-disaster, everyday situations through the rehabilitation of or addition to a structure. It does not necessarily occur as a result of a storm or fire.

7. Background Concerning the Insurance Inspection Program:

During August of 1995 the Federal Emergency Management Agency (FEMA) performed a “Community Assistant Visit” (CAV) in unincorporated Monroe County. The purpose of a CAV is to monitor community compliance with the minimum requirements for community participation in the National Flood Insurance Program (NFIP). Those minimum requirements are: (1. adoption of a floodplain management ordinance, (2. administration of the floodplain management ordinance and (3. enforcement of the floodplain management ordinance. After the 1995 CAV, FEMA notified Monroe County of a deficiency in its enforcement efforts noting there were large numbers of illegally occupied enclosures below the base flood elevation in residential structures. The County was directed to correct the deficiency and enforce the ordinance or face removal from the National Flood Insurance Program. The Monroe County Board of County Commissioners appointed a “FEMA Task Force” to address this problem and the Task Force developed the concept of the Flood Insurance Inspection Program. FEMA considered that concept and agreed to its implementation as a pilot program for Monroe County.

8. Section 1316 of the National Flood Insurance Act of 1968

provides for the denial of flood insurance coverage for a property found in violation of State or local floodplain management regulations. The property owner is provided a one-year grace period from the date of notification to correct the deficiency and pass a new Community Inspection. If a year has passed since notification without the deficiency being corrected the property is added to the “1316 List of properties Not Eligible for Flood Insurance.” To determine if a property is on the “1316 List” contact the Monroe County Office of Floodplain Management, 305.453.8759 as this list is not available on the Internet at this time. 9. Inspection of Residential Structures Transferring Ownership (Voluntary): Monroe County has also implemented a program for inspection prior to the transfer of ownership of any property occupied by an elevated residential structure with a below base flood enclosed area defined as “new construction” (i.e., construction commenced on or after January 1, 1975). The required inspection shall occur no earlier than one hundred eighty (180) days prior to the transfer of the property. The intent of the inspection, which is strictly limited to the below base flood enclosure, is to identify for county records any non-conformities and to disclose these non-conformities to the new property owner. The inspection required may be conducted either by an inspector from the Growth Management Division or by an inspector approved by the Growth Management Division. All inspections shall be in accordance with approved procedures and recorded on county forms. Non county inspectors from an approved list maintained by the Growth Management Division may be retained by property owners to complete the inspections. The original inspection report, signed by the county inspector or county approved inspector, shall be included in all agreements for deed, purchase agreements, leases, or other contracts for sale or exchange of a property with an elevated residential structure. A copy of the inspection report shall be filed with the Growth Management Division within ten (10) days of the transfer of property 10.Due to frequent changes to inspection requirements for properties located in the Coastal Floodplain, CBSREC recommends all Buyers obtain the latest information regarding the Transfer of Ownership Property Inspection Program, the option for an owner of a property with a downstairs enclosure to apply for a Certificate of Compliance, revised National Flood Maps, restrictions on development and the permitting requirements for construction below base flood elevation for Monroe County or the Cities within Monroe County by contacting the Monroe County office of Floodplain Management at 305.453.8759; The City of Marathon at 305.743.0033; the City of Key Colony Beach at 305.289.1212 ext. 3; Islamorada the Village of lslands at 305.664.6400; the City of Layton at 305.664.4667; and the City of Key West at 305.809.3810.

9.FLOOD INSURANCE:

The buyer must determine the insurability of the property against flood damage. Brokers do not warrant insurability against flood hazard. If buyer has any question, Buyer should seek the advice of a qualified insurance agent. All Buyers are hereby notified that structures built before January I, 1975 (pre-firm) are subject to rules governing substantial and non-substantial improvements to pre-firm structures, which may limit the reconstruction, rehabilitation or addition to the pre-firm structure. Structures built after January 1, 1975, which have enclosures below the Base Flood Elevation (BFE), are typically not habitable. The existence of habitable space below the BFE may require demolition or an increase in insurance premium. All Buyers are directed to the Monroe County Office of Floodplain Management at 305.453.8759 or the City of Key West, Marathon, Key Colony Beach, Islamorada the Village of Islands and Layton to ascertain how these rules MAY impact on the structure and the Buyer’s plans for the property. A FEMA violation may necessitate removal of improvements and have an impact on rates for flood insurance or the ability to obtain flood insurance.

10.NEW PRELIMINARY COASTAL FLOOD MAPS AND IMPACT TO FLOOD INSURANCE RATES:

Coastal Flood Maps, otherwise known as Flood Insurance Rate Maps (FIRMs) are used to determine the minimum elevation needed for construction to reduce the chances of flooding as well as construction methods required in certain zones.

In December of 2019 the Federal Emergency Management Agency (FEMA) released the new PRELIMINARY COASTAL FLOOD MAPS to Monroe County. These maps, after a multi-year study of Monroe County’s coastal flood risks and an extensive vetting process, will eventually replace the current flood maps which are based on a 30-plus-year old studies. While FEMA has emphasized that these are ONLY PRELIMINARY MAPS, all residents and business owners need to be aware of the potential for a change in flood risk for their property that may or may not affect their flood insurance costs. The PRELIMINARY maps indicate generally higher base flood elevations (BFE) and significant numbers of properties moving from low-or no –risk zones to higher risk flood zones. Those changes would if left unchallenged, likely result in higher flood insurance rates. Consultants have been hired by Monroe County, The Woods Hole Group, and by the local organization Fair Insurance Rates in Monroe, Ransom Consulting, to review the process and data used by FEMA for creating the PRELIMINARY maps. Data and information are being shared among the governing bodies to ensure that a comprehensive and thorough review/appeal is submitted to FEMA.

Once FEMA reviews and processes all appeals, they will publish the final FIRMS. Although a definite date has not been set, most likely the Final FIRMS will become effective sometime in 2023-2024. The Base Flood Elevation (BFE) where your property is located determines the zone.

Having an elevation certificate for the home is crucial to ensuring that flood insurance and premiums are correct. The certificate indicates the elevation of the first floor and next higher floor. If the home is pre-FIRM (prior to the issuance of Flood Insurance Rate Maps) and built prior to January 1, 1975, flood insurance premiums are subsidized rates that are being phased out and premiums are increasing to reach actuary rates. The elevation certificate will determine the rate and when the premium increases will end. If a property is remapped into a higher risk zone, or if the BFE changes, the flood insurance premium could increase, Property owners need to understand their options following changes to their community’s FIRM.

13.IMPLEMENTATION OF RISK RATING 2.0 – IMPACT TO INSURANCE PREMIUMS:

Irrespective of the delayed implementation of the new Preliminary Flood maps, the Federal Emergency Management Agency (FEMA) has overhauled the National Flood Insurance Program (NFIP)’s rating system.

The new pricing methodology known as Risk Rating 2.0, uses new modeling and updated data to assess more accurately flood risk of individual properties nationwide. In developing the new rates, FEMA coordinated with subject matter experts from the U.S Army Corps of Engineers, U.S Geological Survey and the National Oceanic and Atmospheric Administration along with experts from across insurance and actuarial industries.

As of April 1, 2022 all new policies and policies with renewal dates on or after April 1, 2022 will fall under flood rating 2.0.

In all cases it is recommended that federal flood insurance be purchased and continuous coverage maintained prior to the final FIRMS becoming effective.

Please use the link below or google Preliminary Flood Maps Monroe County to view the latest version with three (3) Overlays – 1 showing the difference between the current and proposed flood zones: http://www.monroecounty-fl.gov/1151/New-Preliminary-Coastal-Flood-Maps

For additional information contact: Karl Bursa, Senior Administrator, Floodplain 305.453.8759.

14.FLORIDA KEYS COASTAL STORM RISK MANAGEMENT FEASIBILITY STUDY:

A Florida Keys Coastal Storm Risk Management Feasibility Study is currently being conducted by the U.S. Army Corps of Engineers. The current version of the study, dated October 21, 2020, is recommending that 8,350 residential properties in Monroe County be required to be elevated and that 22 residential properties be acquired by local governments and demolished.

A list of affected properties has not been released. It is proposed that the $3.1 billion cost of the program be paid 65% by the Federal Government and 35% by non-federal funding, presumably by the State of Florida and/or local governments in Monroe County. Buyers are advised to consult with the relevant governmental entity for more information regarding the effects, if any of this study on the Property.

15.MONROE COUNTY BUILDING DEPARTMENT REQUEST FOR PUBLIC RECORDS:

A complete set of all public documents including permitting, building plans and inspections for every permitted structure is available by accessing the following link https://www.monroecounty-fl.gov/1036/Monroe-CountyPublic-Records . Received by:

New Regulations Came out about downstairs enclosures

so be sure to read our other post

 – Understanding Downstairs Enclosures

– Florida Keys Building – Downstairs Enclosures

You might also want to check out :

– Breaking Down Flood Maps in the Florida Keys

If your thinking about buying a home in the FloridaKeys, be sure to check out our main Buying Page for some really great information!

You can also Contact Us with any of your buying questions.  We would love to hear from you.

1. Each island in the Florida Keys has it’s own unique personality.

There are 44 islands that are connected by 42 bridges in the Florida Keys. However, not all of these islands are actually habitable. Today we will just talk about some of the larger islands and what they feel like.

Key Largo

Key Largo is the first island that you get to when you enter the Florida Keys. This is one of the larger and longer island chains in the Keys. On this island you have two grocery stores and several different shops. If your a veteran – this is also where one of the VA office’s are; the other one is in Key West. Like all the islands in the keys, Key Largo offers great fishing and scuba diving and snorkeling. It is home to the John Pennekamp Coral Reef State Park. Key Largo is the closest island to the Main Land, which is nice if you live there because you can just shoot up to Miami, go shopping, get other supplies, and come back home to your quiet island life. It’s about an hour’s drive to Miami from Key Largo.

Since Key Largo is so close to the main land, you get a lot of people from Miami that like to come down. Some people call Key Largo little Miami. If you ask locals from the lower keys and other parts of the keys, some of the residences will tell you, you’re not really in the keys when you live in Key Largo.

If you want the island life but want to be close to the main land for things like, healthcare, grocery stores, home stores and shops, this could be the perfect fit for you.

Islamorada

A lot of people refer to Islamorada as the Fishing Capital of the World.

When you first come to the keys, I think everyone messes up how to pronounce Islamorada. One of the fastest ways to tell if someone is local or not is by how the way they say Islamorada. It is pronounced I. La. Mur. A. Duh – Basically, the “S” is silent.

Islamorada is known as one of the fancier and pricier islands in the keys. When driving through the keys, this part of the keys, feels more tropical and lush. The overall appearance of Islamorada is much nicer than other islands and has a certain charm to it.

Islamorada is made up of a few different islands that include Upper Matecumbe, Lower Matecumbe, and Windley Key. Islamorada has a lot of neat little boutique shops; some of the ones I really love are the Olive Morada Gift Shop, Ocean Gardens, and Wild Lily Boutique. It also has art galleries, and some of the best fine dining. Although, there are tons of shops and restaurants there, the island itself is not very walk able and there is always traffic in Islamorada.  A few years ago a Publixs grocery store was developed, which has really helped as that island change needed it.

Marathon

Marathon is known as the “Heart of the Florida Keys” because it sits right smack in the middle of all the keys. Marathon has a lot to offer in terms of amenities. There is a Home Depot, two grocery stores, elementary, middle, and high school. We can’t forget there is a college too!  The private airport makes it a big attraction as well. There are several parks, and of course the famous Sombrero Beach is there. Marathon is not one of the prettiest island chains to drive through on U.S. 1. There is no main downtown area so you cannot walk in this city. The cost of homes in Marathon vary. There are a lot of streets here, where you have a multi million dollar home sitting right next to a trailer. It’s just the way it is here. Although, it’s not the prettiest island, I do love Marathon the best. I think you get the true keys feel here with a little extra amenities. Marathon has the Vaca Cut and the Seven Mile Bridge, which makes going from the gulf to the ocean a breeze.

Key Colony Beach is also located near Marathon.

Key West

Key West is the last island in the Florida Keys. It’s definitely known as a party atmosphere. The homes here are super neat because they are so old. Mostly made out of wood. However, they are small so you don’t get a lot of bang for your buck. Also there are only two streets in Key West that our on a canal with water access. Duval Street is the main area in Key West. Loaded with shops and restaurants, if you have ever been to New Orleans, it’s like a mini version of that. ( at least that’s my opinion) There is a lot of things to do in Key West, and I consider it the key that is most like “City Living,” you can walk or ride your bike through the island and there is always someone on the streets.

2.  There are 4 main types of properties in the Florida Keys.

Mobile Homes

One of the first things I noticed when I started to sell real estate in the Florida Keys is that often people think modular homes and mobile homes are the same. However, they are not. Mobile homes are properties, in which the wheel axis remains on the structure. Over the years individuals have changed and added onto these structures, making it hard to tell that they are a mobile home. The best way to find out if the structure is a mobile home or not is to look underneath the property. Again, if you see that the wheel axis remains on the structure, you know for sure that the home is considered a mobile home. Another way you can tell if the home is a mobile home or not, is to look for a certificate label. This is usually a small metal tag located on the outside of the structure. On the tag it will have the serial number, model, and the date it was manufactured. In addition, the home, if your lucky, will have a data plate, which is a sheet of paper usually located inside your kitchen cabinet that includes information like who the manufacturer is, date the home was built, serial number, model number.

Modular Homes

On just about every street in the Florida Keys, you will see a modular home. These homes are built to the state and local building codes in a factory off site and then brought into the Florida Keys by truck. Typically the modular homes are transported in two parts, and then completed by professionals on site. The foundation, columns and beams are constructed on site and then the pre-fabricated home is placed on top of the beam. Many home owners choose to build a

Modular homes as they are more affordable option. In addition, during Hurricane Irma, the newer modulars faired well through the storm.

Concrete Block and Stucco – CBS

Concrete Block and Stucco is the most popular home construction type in the Florida Keys.  With this type of construction, a combination of concrete blocks and pour concrete are used to construct the home.  The beams and walls will also contain rebar inside making the structure extremely strong and durable.  You can expect your CBS home to last a long time.  

However, not all CBS home are entirely made of concrete.  To save on cost, home builders have been using a combination of wood and concrete.  Often you will find a home with CBS walls and wood frame floors and trusses.  

3.  There are Not A Lot of Healthcare Options in the Florida Keys

There there 3 hospitals located in the Florida Keys. Baptist Health Mariners Hospital which is located in Tavernier, Fishermen’s Hospital in Marathon and Lower Keys Medical Center in Key West. Each of these hospitals do provide some great services.

However, if you have anything major happen to you, you are going to have to go to Miami. When it’s an emergency situation, Miami feels so far away! As residents, we do have Trauma Star, which provides emergency helicopter transportation. Trauma Star is amazing and I am truly thankful they are here!

In the past, I tried to go to one of these hospitals in hopes of having NOT, to drive all the way to Miami. I’m in Marathon, so of course I went to Fishermen’s first; then I tried again at Baptist; but in the end I ended up in Miami, and now with a larger bill! Needless to say, it wasn’t a good day! So here is my tip, take the time to know what services the hospitals provide, anything major, just go to Miami, most likely you will end up there anyway.

4. You cannot have living space is your Downstairs Enclosure – Legal Nonconforming 

Due to the risk of Flooding, the homes in the Florida Keys are often raised on stilts. We don’t have a lot of garages here in the keys; often a lot of home owners just park under the house and create an area called a “Downstairs Enclosure” to store their stuff. Now a downstairs enclosure is made for storage only! You are suppose to have flood vents so that if we do get flooded the water will just flow right through the enclosure. If you have electric in your enclosure it needs to be install above flood, so you shouldn’t see any outlets near the floor. Now, when you start to go house shopping you will see a lot of people have converted this area into living space, which is not allowed. If you do change your enclosure into living space, add a bedrooms, kitchen, bathroom, understand if you get caught you will most likely have to rip it all out.

Remember downstairs enclosures are for storage only. Sometimes you will run into the word – Legal Non Conforming. This happens when something like a bathroom was constructed when the county or city allowed for it, but since that time has become nonconforming due to a change in the laws, which makes it a legal non conforming situation.

5. The Flood Maps are Changing in the Florida Keys

FEMA is currently working on updating their Flood Maps for Monroe County.  Draft Flood Maps for Monroe County can be found by following this link. We are currently waiting for the new maps to be set. Although the draft maps are just a draft, it is best to check them out so you can know what to expect.

Flood Zones are Changing

There are two Flood Zones.  AE and VE

According to FEMA:

Zone AE: An area inundated by 1% annual chance flooding, for which Base Flood Elevations have been determined.

Zone VE: An area inundated by 1% annual chance flooding with velocity hazard (wave action) for which Base Flood Elevations have been determined.

We like to refer to Flood Zone VE  – as Very Expensive in terms of Flood insurance.   These zones tend to be near the open water.

On the New Flood Maps,  FEMA is introducing and area called, Coastal A Zones. This is shown on the draft maps as a black line with little triangles.    This line is referred to as the Limit of Moderate Wave Action (LiMWA).

These areas are still considered AE however, FEMA is stating that these areas are more likely to experience higher wave action.  See image below.  

Since the Coastal A-Zones, are more likely to experience wave action, FEMA is recommending that these areas be built to VE Standards.  The city or county will have to adopt these recommendations. but it is highly likely that they will as they want the homeowners to obtain good insurance rates and maintain good CRS rating (Community Rating System)

Be on the look out, if your Flood Zone is changing from an AE Zone to a VE Zone, the cost of Flood Insurance is going to go up.

Flood Elevations Are Changing 

Not only are the Flood Zones changing, but also the Elevations. The new maps will be implementing FEMA’s new mapping standard called, NAVD88. With the new mapping standard, there is a difference in elevation of approximately one and a half feet.

Read Below from the Monroe County Website:

To account for this change, ON AVERAGE you should add +1.5 foot to any apparent increase. For example, if your building was in an AE-8 flood zone and is still shown in an AE-8 zone, then it actually experienced an increase of 1.5 feet. Another example, if your building was in an AE-6 flood zone and is proposed to be in an AE-9 zone, the increase appears to be three-feet.  However, the actual increase would be 4.5 feet.”

There are a lot of homes that are just above flood.  I am talking about 2-3 inches.  Once the new maps are implemented they will be, below flood.

5. Insurance in the Florida Keys can cost a fortune!

If you are getting a loan, you need 3 types of insurance:

Wind, Homeowners and Flood.

The cost of these will depend on the house condition and which Flood Zone you are in.

If you are in an AE Flood Zone, your insurance cost will be less than if you are in a VE Flood Zone.

The ideal house for the cheapest insurance would be above flood, metal roof with impact windows and doors and be in an AE Flood Zone.

Out of the 3 types of insurances – Flood insurance is the only one that can be assumed. If the current seller has a flood policy, you can assume their policy and 9 out of 10 times the cost will be less than if you had a new policy created.

Homeowners Insurance is alway the cheapest of the 3 types. On average you can expect to pay between $1,000 – $1,500 a year for it.

Wind Insurance cost will depend on the roof, doors, windows, and straps.

Attention – NEW CONSTRUCTION – If you are building a new home in the keys and have to get insurance, we have see Flood Policies for homes way above flood on stilts for around $5,000 a year!!

6. Keys Disease is Real

A lot of people come to the keys and want to open up a business or a shop. Well, finding workers and help down here is hard. A lot of times people will not show up, call you back, or will just do a lousy job.

This also goes for your everyday service providers. There is actually a company here in the keys whose slogan line is, “We Show Up”

Lucky for you, we know all the contractors, a service providers that do show up, be sure to sign up and download our guide to access the service providers who – SHOW UP

8. The Home Prices do not go up the closer you get to Key West.

A lot of people have this belief that the closer you get to Key West, the higher in price the home values are, and that’s not true at all! Home prices vary by neighborhoods, conditions, location, and the waterways. There are homes that cost more money in Key Largo than in Key West and vice versa.

Florida Keys Homes

Buying a home in the Florida Keys can be a bit confusing at times. While searching for a Florida Keys home, you’ll come across words like, Mobile, Modular, Frame and Concrete Block and Stucco (CBS). So what do all these types of homes mean exactly, here in the Florida Keys.

Mobile Homes in the Florida Keys

One of the first things I noticed when I started to sell real estate in the Florida Keys is that often people think modular homes and mobile homes are the same. However, they are not. Mobile homes are property, in which the the wheel axis remains on the structure. Over the years individuals have changed and added onto these structures, making it hard to tell that they are a mobile home. The best way to find out if the structure is a mobile home or not is to look underneath the property. Again, if you see that the wheel axis remains on the structure, you know for sure that the home is considered a mobile home.

Another way you can tell if the home is a mobile home or not, is to look for a certificate label. This is usually a small metal tag located on the outside of the structure. On the tag it will have the serial number, model, and the date it was manufactured. In addition, the home, if your lucky, will have a data plate, which is a sheet of paper usually located inside your kitchen cabinet that includes information like who the manufacturer is, date the home was built, serial number, model number.

Due to hurricane and storms in the Florida Keys, and home owners re-doing their kitchen cabinets or changing the siding of the home, finding the metal tag and data plate can be a bit of a challenge. If you are buying a mobile home and are getting financing, the lender will need these items. Along with several other items as well. Obtaining financing on a mobile home is no small task and takes a lot of extra work and money down. Some mobile homes can be financed while others can not. Always check with your lender before making an offer.

Modular Homes in the Florida Keys

On just about every street in the Florida Keys, you will see a modular home. These homes are built to the state and local building codes in a factory off site and then brought into the Florida Keys by truck. Typically the modular homes are transported in two parts, and then completed by professionals on site. The foundation, columns and beams are constructed on site and then the pre-fabricated home is place on top of the beam.

Many home owner choose to build a modular home as they are more affordable option. In addition, during Hurricane Irma, the newer modulars faired well through the storm. Modular homes are mostly constructed out of wood.

Frame Homes in the Florida Keys

Frame homes are wood homes that are built on site. This is your typical wood home. Frame homes are more affordable than a Concrete Block and Stucco home. They do require you to keep up on maintenance, as if there are any cracks in the structure, this can lead to water getting in and cause rotting. Frame homes do provide advantages if you want to make changes to your home. It is easier and cheaper to remodel a wood frame home. Walls can be demoed, moved, and additions constructed with ease.  New Construction frame homes in the Florida Keys are rare.  However, it can be done but requires a lot of extra strapping and engineering. 

Concrete Block and Stucco – CBS

Concrete Block and Stucco is the most popular home construction type in the Florida Keys.  With this type of construction, a combination of concrete blocks and pour concrete are used to construct the home.  The beams and walls will also contain rebar inside making the structure extremely strong and durable.  You can expect your CBS home to last a long time.  

However, not all CBS home are entirely made of concrete.  To save on cost, home builders have been using a combination of wood and concrete.  Often you will find a home with CBS walls and wood frame floors and trusses.  

Spalling is a common maintenance issue with CBS homes. Spalling is when water gets inside the concrete and interacts with the rebar inside.  The rebar expands and causes the concrete to crack.  If left unattended for great lengths of time, this can cause structural damage to the home.  If you see any cracks in your concrete it it best to take the time and money and invest in getting them fixed as soon as possible.

Concrete Block and Stucco Florida Keys homes are the most expensive type of construction.  They require a lot of custom work and extra materials to make the frames for the concrete.  In addition, concrete is heavy and not the easiest material to work with.

Lots of Options for Florida Keys Homes

The Florida Keys is home to a variety of different types of homes. While you look to buy a home in the Florida Keys be sure to ask your agent any question you might have.  The perfect house will ultimately depend on what needs and price you are looking for.