Frequently asked questions
What is a wetland delineation and why is it required in Florida?
A wetland delineation is the process of identifying and mapping the boundaries of wetlands on a property. In Florida, this is conducted following the Florida Wetlands Delineation Manual (62-340, F.A.C.) and/or the 1987 Corps of Engineers Wetlands Delineation Manual and involves evaluating vegetation, soils, and hydrology. Accurate delineations are critical for determining whether development activities will impact wetlands and what permits may be required.
State and federal agencies—including the Florida Department of Environmental Protection (FDEP), Water Management Districts, and the U.S. Army Corps of Engineers (USACOE)—use wetland delineations to review environmental permit applications. Having a clear, defensible delineation early in your project can prevent costly delays and redesigns.
Need a delineation for your project? Contact our team to schedule a site assessment.
Who regulates wetlands in Florida?
Wetlands in Florida are regulated by a combination of Local, state and federal agencies:
FDEP and the five Water Management Districts oversee state environmental resource permitting (ERP) programs.
USACOE regulates wetlands under Section 404 of the Clean Water Act.
Local governments may also have their own wetland ordinances or buffer requirements.
Many projects require coordination between these agencies to ensure compliance. Horner Environmental’s team works with USACOE FDEP, and all of the Water Management Districts daily to help clients navigate overlapping regulations efficiently.
Do I need a permit to fill or impact wetlands on my property?
Yes, filling, dredging, or alteration of wetlands typically requires an Environmental Resource Permit (ERP) from FDEP or the local Water Management District—and in some cases, a Section 404 permit from USACOE. Unauthorized impacts can result in enforcement actions, fines, and costly restoration requirements.
Horner Environmental can evaluate your property, determine jurisdictional boundaries, and help you develop a permitting and mitigation strategy tailored to Florida’s regulations. We also work closely with engineering firms to oversee all aspects of environmental permitting.
What is a development feasibility study for environmental permitting?
A development feasibility study first seeks to understand the owner or potential owner’s development objectives and then evaluates whether a property can be developed in compliance with environmental regulations. It typically involves:
Reviewing wetlands, listed species, and conservation easements
Assessing permitting pathways and potential mitigation costs
Performing Phase I Environmental Assessments
Identifying permitting constraints early in project planning
These studies are critical for due diligence, land acquisition, and project design in Florida. Horner Environmental provides rapid, GIS-based feasibility analyses for landowners and developers across the state.
What is involved in soil contamination testing and remediation in Florida?
Soil contamination testing (also called Phase II Environmental Site Assessment or targeted soil sampling) evaluates whether a property’s soils contain pollutants such as petroleum products, heavy metals, pesticides, or industrial chemicals. In Florida, testing is often triggered during due diligence for property transactions, permitting for development, or when contamination is suspected based on land use history.
Testing involves collecting soil samples from targeted locations and analyzing them at a certified laboratory for contaminants regulated by FDEP’s Soil Cleanup Target Levels (SCTLs). The results determine whether contaminants exceed regulatory thresholds and whether remediation is required.
If contamination is found, remediation may include soil excavation and disposal, in-situ treatment, or engineering controls to isolate contamination. A remediation plan must meet FDEP cleanup criteria and may require regulatory oversight or closure documentation to demonstrate compliance.
Horner Environmental works with property owners, developers, and engineers to plan and execute soil assessments, coordinate with FDEP, and design and carry out practical, cost-effective remediation strategies that meet Florida’s regulatory standards.
Need a soil assessment or remediation plan? Contact us to schedule testing and consultation.
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What are listed species surveys and when are they required?
Listed species surveys identify the presence of protected wildlife or plants—such as gopher tortoises, sandhill cranes, or Southeast American Kestrels —on a property. Surveys are typically required during environmental permitting if the site contains suitable habitat or is within known occurrence ranges.
Florida agencies (e.g., Florida Fish and Wildlife Conservation Commission [FWC]) and federal agencies such as the United States Fish and Wildlife Service (USFWS) may require species surveys before approving development activities. Horner Environmental’s biologists are trained in listed species habitat assessment and FWC and FWC survey protocols to ensure defensible survey results.
What happens if a protected species is found on my project?
If listed species are found, regulatory agencies may require avoidance, minimization, or mitigation measures. This can include habitat preservation, or relocation (e.g., gopher tortoise relocation to permitted recipient sites), via obtaining state and/or federal permits.
Our team works closely with agencies to develop practical solutions that meet regulatory requirements while allowing your project to proceed.
What is required for gopher tortoise permitting and relocation in Florida?
In Florida, gopher tortoises (Gopherus polyphemus) are listed as a State Threatened species, and their burrows are protected by law. Their habitat is well-drained uplands, so they are often found in areas suitable for development. Before any land-clearing or construction begins, properties with suitable habitat must be surveyed by a permitted gopher tortoise agent. If burrows are found within the project footprint, a Gopher Tortoise Relocation Permit from the Florida Fish and Wildlife Conservation Commission (FWC) is required.
The relocation process typically involves:
Submitting a detailed permit application to FWC, including survey results and a relocation plan.
Contracting with a permitted recipient site that has available capacity to receive tortoises.
Excavating and relocating tortoises under strict FWC guidelines before land disturbance begins.
Permit types vary depending on the number of tortoises and project complexity—from 10 or fewer permits for small projects to Conservation permits for large-scale developments. Horner Environmental has biologists that are experienced FWC Authorized Agents who can manage the entire permitting and relocation process, ensuring compliance and avoiding costly delays.
Need help with gopher tortoise permitting? Contact our team to get started with surveys and permit preparation.
How can drones be used for environmental land management in Florida?
Drone-based land management is transforming how restoration and monitoring are done in Florida. Horner Environmental uses RTK-enabled drones for:
High-resolution 2D and 3D aerial mapping and vegetation analysis
Targeted herbicide application over large areas
Soil and Aggregate volume measurements
High-resolution land photography
These methods improve precision, reduce labor costs, and minimize environmental disturbance compared to traditional methods.
Can drones be used for exotic vegetation control?
Yes. Drone-based herbicide application is ideal for controlling invasive species like torpedograss, cattails, and primrose willow in difficult-to-access wetlands. Using aerial application allows for precise targeting, reducing overspray, herbicide use and access-related damage to sensitive wetland areas.
Horner Environmental’s FAA Part 107 certified pilots and licensed applicators offer safe, efficient aerial treatment programs tailored to Florida’s wetland environments.
What areas of Florida do you serve?
Horner Environmental serves the entire state of Florida as well as the southeastern United States. However, we work regularly throughout Florida, with extensive experience in coastal, inland, and wetland environments across the peninsula.
We operate out of three strategic office locations — Wesley Chapel, Silver Springs, and Fellsmere — which allow us to efficiently serve clients across North, Central, and South Florida. From these hubs, we regularly provide environmental consulting services in major metropolitan areas such as Tampa, Tallahassee, Orlando, Jacksonville, Daytona, Ocala, Gainesville, Fort Myers, Sarasota, West Palm Beach, and the Space Coast region including Titusville, Cocoa, Melbourne, and Palm Bay. This geographic spread enables our team to respond quickly to projects anywhere in the state while maintaining strong local relationships with regulatory agencies and landowners.
No matter where you are in Florida, Horner Environmental can provide timely, knowledgeable support for your environmental needs.
Why hire an environmental consulting firm early in the project?
Bringing in an environmental consultant during site selection and early design helps identify regulatory constraints before they become expensive problems. Early involvement allows for optimized layouts, clear permitting strategies, and realistic mitigation cost estimates.
Many permitting delays in Florida stem from late environmental coordination. Our team helps you avoid surprises by integrating permitting and restoration planning from day one. And utilizing a good environmental consultant can help you avoid properties that aren’t a good fit for your development objectives.
How do I get started with Horner Environmental?
Simply contact us to schedule a consultation. We’ll discuss your project goals, review property information, and outline a tailored strategy suited for your project. Whether you’re a developer, landowner, or conservation group, we provide clear guidance and full-service support across Florida’s regulatory landscape. We can be reached at (813) 907-9500 or at office@hornerenvironmental.com.