CONSTRUCTION

New and Existing Construction Concerns and Issues

The City of Key West and the County of Monroe have a Comprehensive Land Use Plan. This plan provides criteria which affects development rights of property in Monroe County. The State of Florida as well as certain Federal Governmental agencies have the right to review and approve permits and applications for building and development. Further information can be obtained from the Monroe County Planning Department 305-295-1000 or the Monroe County Growth Management Division at 305-289-2500.

Properties built prior to Jan 1, 1975, are subject to rules governing improvements to the property. These rules may restrict the reconstruction, rehabilitation, and addition to a structure built prior to this date.

Properties built after Jan 1, 1975, have different rules relating to the same issues. The most significant is that the living areas of the home must be built above the Base Flood Elevation (BFE). That is why many homes you will see in the Keys are elevated in some way. Request the report on ‘Downstairs Enclosures’.

Historic properties in Key West – If you are planning on purchasing a property with historic Key West architecture, you will have to have all improvements to the property approved by the Historic Architectural Review Committee (fondly referred to as HARC).

There are a few grant programs available for Historic Restoration. With these programs help, we can better preserve and restore historic buildings today to pass onto the next generation tomorrow.

The Old Island Restoration Foundation offers grants up to $10,000 for the rehabilitation, restoration, and reconstruction of historic properties in Key West. For more information, call 305-294-9501, or go to www.oirf.org.

A second source for grants is the State of Florida, which has two programs. Historic preservation grants are available up to $50,000. Special Category Grants are available up to $350,000. For further information on these grants, go to www.dhr.dos.state.fl.us/grants or call (850) 245-6333.

The Tree Commission – In order to preserve the canopy over the island of Key West, you may need to get approval from the Tree Commission to remove or relocate trees on your property.

Asbestos – Some of the older homes in Key West do have asbestos shingles which is easily determined by a home inspection.

Spalling – Various concrete structures in the Keys have been found to contain excessive levels of Chloride. It is guessed that this was caused by contractors using salt water from the canals to mix concrete with. This can cause a condition known as “Spalling” which results from the rusting and expansion of steel rebar which reinforces concrete. Spalling is easily detected by a competent home inspector, and is repairable.

As the information in these reports is subject to change, it is provided as a general guide and not to be relied upon in your decision to purchase or sell real estate in the Florida Keys.