Which seawall guide matches what you see?
Each symptom points to a different part of the wall. Match yours below, then read that guide before you ask for bids.
| What you see | Part likely involved | Start here |
|---|---|---|
Cracks, rust stains or broken concrete along the top | The cap (the concrete beam on top) or the panels | |
A hole or dip in the yard behind the wall | Backfill escaping through joints, weep holes or torn filter fabric | |
A small void behind a wall that looks straight and solid | A pocket of lost soil behind a stable wall | |
The wall leans toward the water | Tiebacks, deadmen or the toe (the buried bottom edge) | |
Sand and shell scoured away at the base | Toe protection | |
Loose dock pilings, or a lift bolted to a cracked cap | Dock connections and loads on the wall | |
Damage in many places, or an old wood bulkhead | The whole wall | |
You are not sure | Unknown until someone looks |
Who reviews seawall work on your parcel?
Your permit office depends on the parcel’s jurisdiction, so settle that before any bid. A Panama City Beach mailing address does not prove the lot is inside city limits. Panama City Beach jurisdiction check
- Tax Area 13: the City of Panama City Beach Building Department, (850) 233-5100 ext. 2601. Tax district directory
- Tax districts 55 and 56: unincorporated Bay County, where any new seawall or dock, and any structural change or repair, needs a building permit. Bay County permit requirements
- Tax districts 16 and 31: the City of Panama City, where Planning and Zoning issues development orders for docks and seawalls. Panama City Planning and Zoning
State and federal reviews sit on top of the local permit. The permit guide walks through each office in order.
Why the type of shoreline changes the job
The same crack means different paperwork on the Gulf, the bay or a canal. Know which one you are on before you call anyone.
| Shoreline | What sets it apart |
|---|---|
Gulf beach in Bay County | It lies seaward of the Coastal Construction Control Line (CCCL), which runs from the Walton County line to St. Andrews Pass and beyond. Construction there needs a DEP permit. Bay County CCCL rule |
St. Andrews Aquatic Preserve waters | The preserve covers the bay entrance south of Panama City and east of Panama City Beach. St. Andrews Aquatic Preserve Inside it, no new seawall may be built out past the mean high water line. Rule 18-20.004 |
Artificial canals | Canals are excluded from the St. Andrews preserve, which covers only state submerged lands. St. Andrews AP management plan |
Unincorporated Gulf County coast | County policy prohibits new vertical seawalls in coastal areas. Gulf County Policy 1.4.5 |
Lake Powell is its own case. Inside Panama City Beach, land within 200 feet of its shoreline sits in a low-density overlay zone. Panama City Beach Lake Powell overlay
Repairs that keep the wall you have
Most walls fail one component at a time. These guides cover fixes that keep an existing seawall or bulkhead in service.
- Cap and panel repair: cracked or spalled concrete, open joints and rusting steel.
- Soil loss and drainage: finding where backfill escapes before anyone refills the hole.
- Foam injection: filling voids behind a wall that is otherwise sound.
- Tiebacks and anchors: restoring the support that keeps a wall from leaning.
A repair only pays off if the rest of the wall has life left. The repair-or-replace guide helps you weigh that.
When the project is bigger than a repair
Some problems call for a new wall, a different kind of edge or work in the water. These guides cover the larger jobs.
- Seawall replacement: new and replacement walls, materials, wall line and approvals.
- Riprap and shoreline stabilization: rock toe protection, revetments and planted edges.
- Docks and boat lifts: structures that tie into the wall or load it.
- Living shorelines: marsh and oyster options for calmer bay and bayou sites.
What recent storms showed about walls here
Storm surge, not the daily tide, is what overtops walls on this coast. The normal range from low to high water at the Panama City Beach pier is only about 1.4 feet. NOAA datums, Panama City Beach pier
Hurricane Isaias in October 2026 drove the pier gauge to 5.6 feet above mean higher high water and caused seawall damage across the Bay County coast. NWS Tallahassee Isaias report Hurricane Michael in 2018 hit the bay harder, with the Panama City gauge at its record 5.3 feet. NOAA Panama City top ten
After a surge, look low and look behind. Check the toe, the joints and the yard behind the cap, not just the top of the wall. The storm guide lists what to record.
How to turn a guide into a project
- Gather records. Find past permits, surveys and dated photos of the wall.
- Get an assessment. Ask for a written finding that names the failing component.
- Write one scope. Give every bidder the same drawings and list of work.
- Check the bidder. Verify the license and local registration with the contractor check guide.
- Budget the whole job. Include design, permits, access and restoration in the budget planner.
When you are ready, start a project plan or tell us what your seawall needs.
Show sourcesHide sources
- Find a Permit / Inspection ResultsSource reviewed 2026-10-28
- Building Departments (reference list)Source reviewed 2026-10-28
- Permits | Bay County, FLSource reviewed 2026-10-28
- Planning & Zoning | Panama City, FLSource reviewed 2026-10-28
- Rule 62B-26.024 Description of the Bay County Coastal Construction Control LineSource reviewed 2026-10-28
- St. Andrews Aquatic Preserve | Florida Aquatic PreservesSource reviewed 2026-10-28
- Rule 18-20.004 Management Policies, Standards and CriteriaSource reviewed 2026-10-28
- St. Andrews Aquatic Preserve Management PlanSource reviewed 2026-10-28
- Gulf County Comprehensive Plan, Chapter 5 Coastal Management ElementSource reviewed 2026-10-28
- Land Development Code, Panama City Beach, Section 7.02.05Source reviewed 2026-10-28
- CO-OPS datums: 8729210 Panama City Beach, FLSource reviewed 2026-10-28
- Post Tropical Cyclone Report: Hurricane Isaias (NWS Tallahassee)Source reviewed 2026-11-05
- CO-OPS Top Ten Water Levels: Panama City, FLSource reviewed 2026-10-28