Seawall Inspection for Realtors in Gulf Shores
A seawall inspection for realtors should start in the first days of the contract. Alabama buyers carry the risk. A wall check takes time.
When should the bulkhead go on the calendar?
Day one of the inspection period. Alabama's Real Estate Commission says "buyer beware" governs used homes. Agents must not misstate anything they are asked about. Alabama Real Estate Commission
In Kidd v. Benson, a Fish River case, buyers signed an "as is" contract and never had the bulkhead checked. The state Supreme Court sided with the sellers. Kidd v. Benson
A diver, an engineer or a bid can take longer than a home inspection. Link clients to the seawall assessment page.
What do you gather before the wall visit?
- The seller's permit history. Baldwin County keeps permits from before November 1, 2020 on one search page and newer ones in its CitizenServe portal. Baldwin County permit history
- The permit office for the address. Inside Gulf Shores it is the city. In unincorporated Fort Morgan and Bon Secour, and in Magnolia Springs, it is Baldwin County. Baldwin County jurisdiction
- Repair invoices, surveys, dock or lift permits and the wall's rough age.
- Who can open the gate: the owner, a tenant or an association.
What happens after the report?
Give the client a next step. Start with the repair or replace guide and the cost guide. Then use the permit starting points.
Tell clients the national flood policy does not insure seawalls or bulkheads. NFIP policy form Repair credits are for the client and their advisers to settle.
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
Who should ask about the bulkhead, the buyer's agent or the listing agent?
Both. A buyer's agent should ask in writing early. A listing agent should collect records before the first showing. A buyer who asks directly about a material defect can expect a truthful answer. Kidd v. Benson exceptions
Does an "as is" clause cover the bulkhead?
It can. In Kidd v. Benson the clause defeated the buyers' fraud claims, even though the sellers had called the bluff work "preventive." Kidd v. Benson Ask a real estate attorney about your own contract.
Will flood insurance pay for a bad bulkhead?
Usually not. The national flood policy lists seawalls, bulkheads, piers and docks as property it does not insure. NFIP policy form Ask the client's agent what other cover pays.
How do I find past permits for an address?
In Gulf Shores, call the Building Department at (251) 968-1150. Gulf Shores Building Department For county addresses, call Baldwin County Building at (251) 972-6837. Baldwin County Building If no record shows, email the address to the county.
Can the seller start repairs after the contract is signed?
Only with the right permits. In Gulf Shores a new bulkhead needs Corps of Engineers and State Lands approval before the city issues its permit. Gulf Shores permit handbook Starting early can add penalty fees. Gulf Shores fee code
What does a bulkhead assessment cost?
It depends on wall length, access and whether divers or an engineer are needed. Ask for a written scope, price and report date. The cost guide shows how to read a bid.
Where is the permit trail?
Start with the city or county, then check the records.
- Inside Gulf Shores, call the Building Department at (251) 968-1150. Gulf Shores Building Department
- Baldwin County splits its history at November 1, 2020. Older permits sit in one system, newer ones in CitizenServe. Baldwin County permit history
- Any Alabama resident can file a public records request. Alabama Open Records Act
The office list has the rest.
Do Gulf-front listings carry extra rules?
Yes. A new structure or major improvement on a lot that reaches the Coastal Construction Line needs a permit. ADEM coastal permitting
Gulf Shores runs this program inside the city. Baldwin County runs it on Fort Morgan. ADEM delegation
See the Gulf-front guide, West Beach and Fort Morgan Gulf side.
Show sourcesHide sources
- Building Permits | Gulf Shores, ALSource reviewed 2026-11-01
- Search Permits, Reports, Certificates of Occupancy, & Elevation Certificates | Baldwin County Building DepartmentSource reviewed 2026-10-31
- SB270 Enrolled (2024 Regular Session), enacted as Act 2024-278, amending Code of Alabama Sections 36-12-40 and 36-12-41 and adding 36-12-43 to 36-12-46Source reviewed 2026-10-31
- Coastal Permitting InformationSource reviewed 2026-10-31
Request report pricing
Write down what needs a look and by when. Settle the inspection, price and date with the professional you pick.