Seawall Inspection for Home Inspectors, Gulf Shores
A seawall inspection for home inspectors usually means notes, not a verdict. Log your photos, the parts out of reach and who should look next.
What does your inspection cover?
Check your signed agreement and the standard you follow. If the bulkhead is outside the scope, say so in the report in plain words.
If it is inside the scope, name the limits. Most of a bulkhead sits under water or soil, so a walk along the lawn shows only part of it.
Clients ask what pays when a wall fails. The national flood policy does not insure seawalls or bulkheads. NFIP policy form Send them to their insurance agent.
What should you record?
- Sinkholes, low spots or washed-out soil behind the wall. Put a tape measure in the photo.
- Cracked or tilted caps, open joints, bowed panels and exposed tie rods.
- Water or soil leaking through the wall at low tide.
- Dock posts or boat lifts attached to the wall.
- Heavy rain history. Fort Morgan got 29.3 inches in Hurricane Sally, and soil behind walls can wash out after storms like that. NHC Sally report
The soil loss page and the glossary explain the terms.
Who gets the notes next?
Alabama splits contractor licensing between two boards. The Home Builders Licensure Board covers residential builders and has an online search. Home Builders Licensure Board
The General Contractors Board covers larger jobs, at (334) 272-5030. General Contractors Board Marine construction is its own class there. General Contractors Board rule
Give your client the notes and photos. Let them pick who comes next. The contractor check guide shows how.
Read your inspection standard.
The ASHI Standard of Practice does not call for inspecting seawalls, break walls or docks in its basic exterior scope. Extra services can be agreed. Go by the standard and scope in your own agreement.
What a seawall condition report should list
Before you hire anyone, confirm what kind of inspection you are getting, what the written report will include and when you will have it. Ask for dated photos, the findings, suggested repairs and a list of spots that could not be reached.
Ask if the visit includes the panels, the cap, the joints, the supports and the soil behind the wall. Anchors in the ground and parts under water can take extra work to examine. If you want a repair budget or a guess at how many years are left, bring that up before the visit.
Request report pricing. Check the scope, price and open dates with the professional yourself before counting on a visit or report date.
The InterNACHI waterfront inspection standard lists what a visual inspection can cover.
Use the right wall measurement.
Planning to raise or replace the wall? The height guide shows which survey figure to use and where to confirm local rules.
Common questions
Is a bulkhead part of a standard home inspection?
It depends on your agreement and the standard you follow. Some leave it out. State your choice in writing so the client is not surprised.
Should I name a cause for the damage?
No. Describe what you saw, where and when. Finding the cause takes digging, probing or an underwater look. Most home inspections do not include that.
What if I see a wall failing now?
Tell the owner and your client the same day. Keep people back from the edge. If anyone is in danger, call 911.
Should I suggest a contractor?
It is safer to say what kind of professional to look for and how to check a license. The state boards offer public license searches. General Contractors Board
What do I say if no permit is on file?
Older permits may not show online. The client can ask the city or county, or file a public records request. Baldwin County permit history
Does a storm date change my notes?
Yes. Record the last big storm the owner remembers. Hurricane Sally came ashore at Gulf Shores on September 16, 2020, and destroyed many docks and piers along the back bays. NHC Sally report
Why are water-level notes tricky here?
No NOAA water-level gauge runs on the Baldwin County shore today. NOAA CO-OPS station list Weeks Bay lost its gauge in 2022. NOAA Weeks Bay gauge
So note the time, the wind and where the waterline sits on the wall. Do not quote a reading you did not take.
When do you point a client to a licensed professional?
When the notes show soil loss, leaning or a failed part. Two state boards license the trades. Home Builders Licensure Board General Contractors Board
Marine construction has its own class. General Contractors Board rule A seawall assessment is the usual next step.
Show sourcesHide sources
- CO-OPS Metadata API: water level stationsSource reviewed 2026-10-31
- CO-OPS station metadata: 8732828 Weeks Bay, Mobile Bay, ALSource reviewed 2026-10-31
- Contact Us (Alabama Home Builders Licensure Board)Source reviewed 2026-10-31
- Contact (Alabama State Licensing Board for General Contractors)Source reviewed 2026-10-31
- Ala. Admin. Code Chapter 230-X-1 (State Licensing Board for General Contractors), r. 230-X-1-.27 Major ClassificationsSource reviewed 2026-10-31
Refer a seawall concern
Write down what needs a look and by when. Settle the inspection, price and date with the professional you pick.