When a tropical system pushes Lake Washington to the brim, minutes matter. As a water front owner, you face a mix of wind, rising water, and shoreline stress that can complicate repairs and insurance. This guide gives you a clear, local plan for the documents to assemble, the permits to know, and the practical defenses that protect docks, lifts, seawalls, and your home. Let’s dive in.
Know your Lake Washington risks
Flooding and evacuation basics
Brevard County uses lettered evacuation zones, and low-lying mainland areas are often included during major storms. Before each event, confirm your address with the Brevard County evacuation zones tool and follow official guidance. Flooding around Lake Washington can result from heavy rain, backed-up drains, or lake-level rise during tropical systems.
- Check your zone and plan ahead using the county’s resource: Brevard County evacuation and zone information.
Flood maps and timelines
Your parcel’s FEMA Flood Insurance Rate Map and Base Flood Elevation influence permitting and flood insurance. Review your property on the FEMA Flood Map Service Center and keep any Elevation Certificate with your records. If you do not have flood insurance, purchase early; new NFIP policies typically have a 30-day waiting period before coverage starts. See FEMA’s NFIP waiting period guidance.
Gather and protect key documents
After a storm, you may need to prove ownership, occupancy, coverage, and pre-storm condition to insurers, FEMA, lenders, and contractors.
- Ownership and occupancy: FEMA lists acceptable documents for both, including deeds, tax bills, utility bills, and driver’s licenses. Review accepted proof on FEMA’s page for verifying home ownership and occupancy.
- Insurance: Keep homeowners, wind or hurricane endorsements, and flood policy documents together. Note policy numbers, deductibles, and agent contacts.
- Elevation and permits: Keep your Elevation Certificate, surveys, letters of map amendment, and final inspection certificates.
- Pre-storm condition: Take dated photos and video of interior, exterior, docks, lifts, seawalls, and major systems.
- Vital records and finances: Store IDs, medical info, account numbers, and a contact list. See the CFPB’s checklist for pre-disaster document prep.
Smart storage tips
- Use a waterproof, portable binder for key originals and stash copies offsite or in a fire- and water-rated home safe.
- Scan documents and store encrypted copies in the cloud and on an encrypted portable drive for remote access.
Quick checklist: deed or title, insurance declarations and agent phone, elevation certificate, current survey, recent property and dock photos, contractor contacts, mortgage and tax docs, IDs, and some cash.
Permits and inspections for shoreline work
Repairs to docks, lifts, seawalls, or shoreline grading often require county and sometimes state or federal approvals. Failing to pull the right permits can delay work and jeopardize inspections.
- Start with the county’s guidance for Residential Marine Construction permits.
- Brevard’s code outlines dock size, setback, construction, and final survey requirements. Review Section 62-2118 for residential docks and piers.
Before you repair or build, confirm
- Whether your frontage sits within a drainage easement or right-of-way that affects approvals.
- If your project could require U.S. Army Corps or Florida DEP review.
- Height, area, pile design, and final as-built survey requirements under county code.
When in doubt, contact Brevard Building/Permitting to confirm submittals before you start work.
Defend your dock, lift, and yard
Docks and floating structures
- Inspect ahead of season for loose fasteners, rot, corroded hardware, and compromised pilings, then fix small issues early. Remove dock boxes, furniture, grills, and solar lights before a storm. See dock prep tips from industry pros on storm-ready dock steps.
- For floating docks, check anchors and flexible couplers, and follow manufacturer guidance to reduce uplift risk.
Boat lifts and boats
- Best practice is to remove the boat to upland storage before a major storm. If you must leave it on the lift, raise it as high as possible, remove plugs to drain water, and secure multiple lines to independent strong points. UF/IFAS offers a concise guide on securing your boat for a hurricane.
Seawalls and erosion control
- Inspect the wall face, joints, cap, and soils behind the wall for leaks or sinkholes each spring. Address early signs of undermining before hurricane season. For short-term barriers around doors or garages, watch for county announcements on sandbag distribution sites. Sandbags are temporary and not a seawall substitute.
Home exterior and utilities
- Where possible, use storm shutters or impact-rated openings and keep roof connections in good repair. Elevating or protecting HVAC compressors and electrical components can reduce downtime after flooding.
Build your pre-storm plan
Write a simple plan that lists what gets removed, who handles it, where items are stored, and which contractors you will call. Practice the routine early each season so it is quick and safe.
Insurance and claims steps
Know your coverage
Standard homeowners policies usually cover wind but not flood. Flood requires a separate NFIP or private policy, and many homeowners policies carry a hurricane or named-storm deductible. Review Florida-focused guidance on hurricane insurance and deductibles.
If you need flood insurance, buy well before a storm. Most new NFIP policies take 30 days to go into effect. See FEMA’s NFIP waiting period.
Pre-storm insurance checkup
Confirm policy limits, deductibles, coverage for contents and additional living expense, and whether you have replacement cost or actual cash value. NOAA recommends a seasonal insurance checkup. Photograph interiors, exteriors, docks, and serial numbers before the storm.
After the storm
Safety comes first. Follow county guidance and do not re-enter a damaged structure until officials say it is safe. Document damage with photos and video, keep receipts for emergency repairs, and notify your insurer promptly to open a claim. If you seek FEMA assistance, be ready to provide ownership, occupancy, and insurance documents as requested on FEMA’s verification page.
Local contacts at a glance
- Evacuation zones and storm updates: Brevard County Emergency Management
- Flood maps and BFEs: FEMA Map Service Center
- Marine permits for docks, lifts, seawalls: Brevard Residential Marine Construction
- Sandbag sites during activations: Brevard Sheriff announcements
- FEMA document guidance: Verify ownership and occupancy
Ready to tailor this plan to your property or talk through how dock, lift, or seawall conditions affect value and timing? Reach out to Meili Viera for local, advisor-level guidance on buying, selling, or preparing waterfront homes on Lake Washington.
FAQs
Do Lake Washington homeowners need flood insurance if the lender does not require it?
- Flooding can occur outside high-risk zones, and only a flood policy covers flood losses, so if you want that protection, buy early since NFIP policies often have a 30-day wait.
Is it safe to leave a boat on a lift during a hurricane in Brevard County?
- Industry and UF/IFAS guidance recommend moving the boat ashore when possible; if not, raise it high, remove plugs and electronics, and secure multiple independent lines.
Can I repair a damaged dock or seawall immediately after a storm in Brevard?
- Do emergency stabilization for safety, then contact Brevard permitting because docks and seawalls commonly require permits and a final as-built survey before full reconstruction.
How do I find my evacuation zone in Brevard County before a storm?
- Use the county’s evacuation page and address tool to check your zone and follow official instructions for timing and routes.
What documents will FEMA accept to verify I live at my Lake Washington property?
- FEMA lists acceptable ownership and occupancy documents, such as deeds, tax bills, utility bills, or a driver’s license with the property address on its verification page.
