Palmetto Bay homeowners in flood zones cannot get a permit to install permanent flood panels on their houses, even though the village sits in one of the most flood-exposed parts of Miami-Dade County.

Federal regulations and the Florida Building Code prohibit "dry floodproofing" of single-family homes in flood zones, the Miami Herald first reported on Friday, Oct. 16. Miami-Dade County confirmed to the Herald that it does not issue residential flood panel permits in flood zones. The ban exists because most homes are not built to withstand the pressure of floodwater pushing against their walls, and violating the rule could cost an entire community its eligibility for the National Flood Insurance Program (NFIP).

That matters here. Palmetto Bay's most common FEMA flood zone designations are Zone AE, Zone VE and Zone X, according to flood zone data from FludZone.com. Properties in VE zones face the most severe wave exposure. FEMA's National Risk Index rates Miami-Dade County's coastal flood risk as "Very High," with an estimated annual loss of $22.8 million from coastal flooding.

The county has recorded more than 62,000 NFIP claims since 1978, totaling $855.6 million in payouts, according to FludZone.com's analysis of federal data. Miami-Dade has been included in 23 federal flood-related disaster declarations.

"As soon as you get past sandbags the rules get real shades of gray," Del Schwalls, a Florida-based floodplain management consultant, told the Herald.

Businesses face no such restriction. Commercial properties can install flood panels, get them permitted and receive insurance discounts. The Herald's investigation details the full scope of the regulatory gap between residential and commercial flood protection.

Homeowners still have options. Temporary barriers such as inflatable dams and sandbags are permitted. The NFIP will reimburse policyholders up to $1,000 for sandbags, lumber or pumps when a flood is imminent, plus another $1,000 to cover costs of moving property to safety.

Palmetto Bay participates in FEMA's Community Rating System with a Class 5 rating, qualifying NFIP policyholders in the Special Flood Hazard Area for up to a 25% premium discount. The village's Resilience Action Plan, adopted by the Village Council on July 7, 2025, evaluates vulnerabilities including sea level rise, storm surge and rainfall-induced flooding.

Residents can check their flood zone designation and insurance options through FEMA's flood map service at msc.fema.gov or contact the village about the Resilience Action Plan.