8 Costly Mistakes Florida Keys Homeowners Make Without Realizing It

Thinking about buying a home in the Florida Keys? The laid-back lifestyle and waterfront views are unbeatable—but before you make that dream purchase, it’s important to know the local rules. Many buyers are surprised to learn what they can’t legally do with their new property. From rental restrictions to protected mangroves, here are a few common misconceptions to watch out for—so you can avoid fines, headaches, and unexpected surprises after closing.

🔒 1. Renting Out Downstairs Enclosures as Living Space

As you can imagine, this is one of the most frequent violations.

• Many older homes have enclosed downstairs areas that were originally allowed only for storage or parking.

• Illegal use as a rental or living space can lead to hefty fines, enforcement action, and even demolition orders.

🚫 2. Short-Term Rentals Without Proper Licenses

• A lot of homeowners assume they can rent their property on platforms like Airbnb or VRBO.

• But many areas in the Keys—especially in single-family residential zones—prohibit vacation rentals unless the property has a valid transient rental license.

• The City of Key West, Islamorada, Marathon, and Monroe County all have different rules, which leads to confusion.

🏝️ 3. Altering or Filling Wetlands or Mangroves

• Some think they can clear vegetation or build a dock, tiki hut, or seawall in what they consider their backyard.

• But wetlands and mangroves are highly protected, and disturbing them without permits is a serious violation.

• This includes trimming mangroves, which requires a certified professional and often permits.

🧱 4. Building Additions Without ROGO or Building Permits

• The Rate of Growth Ordinance (ROGO) limits new development in unincorporated Monroe County.

• Some property owners think they can add a bedroom, guest cottage, or accessory dwelling unit—but it may not be permitted, especially without the proper allocation.

• Non-permitted structures or improvements will not be recognized in future appraisals or property sales, and can be subject to enforcement.

🐠 5. Installing Illegal Dock Structures or Lifts

• Dock extensions, boat lifts, or even mooring posts often require permits from the Army Corps of Engineers, FDEP, and the county or city.

• Many homeowners think they can just build or install anything on their canal without checking first.

🚰 6. Assuming Tie-In to Sewer Means Anything Goes

• With the shift from septic to centralized sewer done, some think they can now legally add bathrooms or kitchenettes without restriction.

• However, adding habitable space still requires permits, and the property must be compliant with floodplain regulations.

🚧 7. Using RVs or Travel Trailers as Permanent Housing

• People often park an RV and live in it or use it as a rental.

• This is not allowed in residential zones, except in a properly licensed RV park.

• Even temporary use during renovations often needs a temporary use permit.

🛶 8. Launching Commercial Ventures from Residential Property

• Think kayak or jet ski rentals from their dock, or charters leaving from a canal-front home.

• This violates residential zoning and could also breach state or Coast Guard regulations.

Have questions about what’s allowed—and what’s not—when buying in the Keys? Let’s chat! With over 30 years of local real estate experience, I’m here to help you find the perfect property and avoid costly surprises.
📞 Call or text me anytime to get started!