Martin County’s Beach Renourishment Impact: Why Coastal Property Owners Need Updated Boundary Surveys After Sand Restoration Projects

When Beach Renourishment Changes Your Property Lines: Why Martin County Coastal Owners Need New Surveys

Martin County’s ongoing beach restoration efforts are transforming the coastline, but they’re also creating significant changes to coastal property boundaries that many homeowners don’t realize until it’s too late. Martin County Coastal Management oversees the implementation of federal beach renourishment and sand bypassing projects throughout Martin County on an ongoing basis, and these projects fundamentally alter the legal relationship between private property and public beach areas.

The Legal Reality of Beach Renourishment

When Martin County undertakes beach restoration projects, the process involves more than simply adding sand to eroded beaches. An Erosion Control Line (ECL) is a boundary line fixed by the state on a nourished beach dividing private (landward) and public (seaward) property. According to Florida law, beach property seaward of the erosion control line is state land. This creates a permanent, fixed boundary that replaces the traditional mean high water line as the property boundary.

The implications are substantial for coastal property owners. This was because the Board of Trustees of the Internal Improvement Trust Fund replaced the mean high-water line with an erosion control line as the relevant benchmark. Private property owners did not gain rights to areas where accretion moved the mean high-water line closer to the ocean, instead retaining rights only within the erosion control line.

Martin County’s Active Beach Management Program

Martin County has been particularly active in beach restoration efforts. Included in the project is restoration of the primary dune and a 35-foot-wide protective berm. The renourishment interval for this project is every 7 years. Recent projects have included significant work at Bathtub Beach, where they also had to restore some of the shoreline by adding sand that eroded from Hurricane Nicole in 2022.

These restoration efforts serve multiple purposes beyond just adding sand. The beach was then reconstructed to meet those specifications and has been monitored ever since, with additional restoration projects launched whenever the beach width approaches the minimum acceptable width. Through these longtime efforts, an effective buffer between the ocean and upland structures has been maintained, as has an important habitat for nesting sea turtles, shore birds, and other wildlife.

Why Property Owners Need Updated Boundary Surveys

The establishment of Erosion Control Lines during beach renourishment projects creates several scenarios where property owners need updated surveys:

  • Fixed Boundary Creation: The area landward of the Proposed ECL remains the property of the upland owner, irrespective of future beach erosion or accretion. Property seaward of the Proposed ECL will remain the property of the state, will be public beach, and will not impair upland owners’ riparian rights.
  • Legal Clarity: Natural changes to the coastline, such as erosion or accretion, can shift this boundary over time, creating legal gray areas. An updated survey provides definitive documentation of current property lines.
  • Insurance and Development: The first and most crucial action is to obtain a Florida boundary survey and a flood elevation insurance certificate survey. These surveys provide a detailed assessment of current flood risks and property boundaries, allowing homeowners to monitor erosion over time and take proactive measures.

The Surveying Challenge

Coastal boundary surveying after beach renourishment requires specialized expertise. The location of the Proposed ECL was established based upon the 1968 Mean High Water Line (MHWL), legal documentation from previous property surveys and field observations, as surveyed on July 30, 2024. This complex process requires surveyors who understand both traditional boundary law and the specific regulations governing beach restoration projects.

Assisting surveyors in determining the mean high water elevation to meet the requirements of the Coastal Mapping Act (F.S. 177 Part II); and Providing liaison and technical assistance through a cooperative agreement between the DEP and the National Ocean Service/National Geodetic Survey and the public.

Professional Surveying Services in Martin County

For Martin County property owners facing these challenges, working with experienced local surveyors is essential. Accurate property surveying by Aero Land Surveyors in Martin County, FL. Serving residential, commercial & land needs. Aero Land Surveyors offers accurate and dependable property surveys across Florida. We give you clear, reliable results for your residential or commercial property.

Aero Land Surveyors brings specific advantages to coastal boundary work: Local experts: Extensive knowledge of the Florida area. Fast turnaround times: Quick results to keep your project on schedule. Detailed reports: Easy-to-understand, detailed survey results. The company, operating since 2022, we bring a modern approach to land surveying services across Florida.

Their comprehensive services are particularly relevant for coastal properties. With modern and practical technology like GPS and 3D laser scanning, our experienced team provides various services and surveys that include boundary surveys, elevation certificates, stakeouts, architectural, elevations, residential, commercial, and ALTA/NSPS land title surveys.

When you need a boundary survey martin county property owners can trust, Aero Land Surveyors provides the local expertise and advanced technology necessary to navigate the complexities of post-renourishment property boundaries.

Taking Action

Martin County’s beach renourishment projects will continue as part of the county’s coastal management strategy. Martin County Coastal Management’s mission is to maintain inlet navigation, provide shoreline storm protection and maintain the County’s coastal and estuarine habitat. Property owners should be proactive in understanding how these projects affect their property rights.

However, property owners need to act quickly, as each passing hurricane season accelerates the rate of erosion. Once land is lost to erosion, re-establishing property boundaries can be incredibly challenging, if not impossible. For those who own beachfront property in Florida, taking action now is imperative.

The combination of ongoing beach renourishment projects, changing coastal conditions, and complex property law makes professional surveying services more important than ever for Martin County coastal property owners. Understanding your exact property boundaries after beach restoration isn’t just about legal compliance—it’s about protecting one of your most valuable investments.