Building in the Florida Keys comes with unique environmental and regulatory challenges.
We’ll help you navigate the rules so you can focus on your dream home.
The Rate of Growth Ordinance (ROGO) limits new home construction in the Florida Keys to ensure safe hurricane evacuation times. If you’re building a new home in Key West or the Lower Keys, you’ll need a ROGO allocation.
This process can take months—or even years—and not every applicant succeeds. You can earn points through project features or transfer an allocation from another property in the same zone (Upper Keys, Lower Keys, or Big Pine/No Name Key).
If you’re buying vacant land, understanding ROGO is essential to avoid purchasing an unbuildable lot. We work closely with your architect to navigate the process and maximize your chances of success.
Permit timelines vary by location and project scope. In the City of Key West, projects can often be approved in as little as 1–5 weeks when plans are complete and compliant. Monroe County permits generally take longer—especially for new construction or coastal lots that require additional environmental review.
Since January 2025, incomplete applications are automatically rejected. We coordinate with your architect to ensure complete, compliant submissions and help keep your project on schedule.
The Florida Keys Area of Critical State Concern designation enforces some of the strictest environmental and planning regulations in the U.S. It protects the fragile ecosystem while shaping how and where development occurs.
We help ensure your project meets these standards, balancing compliance with your vision.
Absolutely—and it’s highly recommended. Reviewing a property’s permit history through the Monroe County Building Department can reveal unpermitted work that might affect insurance, financing, or resale value.
We help you review and interpret these records before you buy, giving you peace of mind.
No. Federal flood regulations prohibit living space below elevated homes in the Keys. These lower areas may only be used for parking, access, or storage.
As of October 2025, Monroe County removed the 299 sq. ft. limit on enclosures, but a non-conversion agreement is still required for larger spaces. We design flood-smart, compliant enclosures with your architect.
Habitable spaces must sit 1–2 feet above Base Flood Elevation (BFE)—typically 9–12 ft in Key West. Older homes with unpermitted enclosures must come into compliance when applying for new permits.
Since October 2025, buyers must also verify enclosure permits during property sales. We help ensure full FEMA compliance for safety, insurance, and resale protection.
Guest houses (ADUs) are allowed in some zones, but strict Keys-specific rules apply—covering setbacks, height limits (under 35 ft), Floor Area Ratio (FAR), and ROGO allocations.
Short-term rentals (under 28 days) require a special permit and a 24/7 local manager in approved districts (e.g., SR or MU zones). We help align you with experts to assess your property’s eligibility and plan within local regulations.
FAR controls how much of your lot can be enclosed. In most Keys zones, it ranges from 0.35–0.50, meaning a 10,000 sq. ft. lot allows 3,500–5,000 sq. ft. of enclosed space.
Open porches and garages usually don’t count. We help calculate your FAR early to maximize design potential while staying compliant.
Yes, but it comes with significant restrictions. As an owner-builder, you must personally supervise all work, cannot hire unlicensed contractors, and are limited in how often you can build. You also assume full liability for damages or injuries on-site, and most insurance policies won’t cover those risks.
In addition, Florida law restricts how soon you can rent or sell a home built under an owner-builder permit. Typically, you cannot sell or lease the property within one year of completion without converting to a licensed contractor permit and obtaining final approval. Violating this can result in fines, loss of permit privileges, or other penalties.
Because of these legal, financial, and insurance risks, we recommend working with a licensed contractor experienced in Florida Keys construction to ensure full compliance and peace of mind.
Building in the Keys is uniquely complex, but Stanley Shaw and our team have years of experience with ROGO, FAR, FEMA, zoning, and permitting.
We coordinate seamlessly with your architect—or recommend one—to simplify every step and deliver exceptional results.
Building rules in the Florida Keys are complex and subject to change. Always consult your architect, the Monroe County Building Department, and legal counsel for the most current requirements.
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