Seawall and bulkhead assessment in Gulf Shores:
know the cause before you buy a fix

What does a seawall and bulkhead inspection answer?

It tells you whether the wall can be repaired and what to ask a contractor to price. It covers the cap, panels or boards, anchors, soil behind the wall and the water in front.

• Is the wall still holding? Does it lean, bow or move when the tide changes?
• What is failing? The face, the cap, the anchors, the footing or the soil.
• Why is it failing? Salt, rot, wake, storm or a missing drain.
• What fixes it? A repair, a partial rebuild or a new wall.
• What permits apply? They change the cost and the timeline.

Which records should you pull before the inspection?

Gather what already exists. It saves time and shows what is legal to repair.

• County permits. Baldwin County searches permits issued before November 1, 2020 on one page and newer permits in its CitizenServe portal. Baldwin County permit history
• Elevation certificates. Gulf Shores keeps them for buildings from 1998 on. Call (251) 968-1126 for older ones and (251) 968-1142 for newer ones. Gulf Shores elevation certificates
• Corps and State notices. ADEM posts documents in its eFile system, and the Corps posts public notices for projects in Gulf Shores. ADEM eFile Corps public notices
• Deeds and surveys. The probate office indexes deeds from 1899 to today. Baldwin County Probate
• Your own photos. Dated pictures at high and low water beat any memory.

Under state law a resident can ask for public records, and a simple request must be acknowledged within 10 days. Alabama Open Records Act

Cracks and cap damage

A crack in the cap means something is moving or rusting. Width, direction and rust stains tell you which. See how to read a crack.

• Hairline cracks that stay the same are often surface wear.
• Cracks that widen, or line up with a panel joint, suggest movement.
• Orange stains show rebar rusting inside the concrete.

Photograph each crack with a coin for scale and write the date. Check again after the next storm.

Soil loss behind the wall

Dirt vanishing behind a wall means water is carrying it out. Sinkholes, lawn dips and gaps under a patio are the signs. Read how to trace the leak.

• Look for fine sand washed onto the water side at low tide. This is common on old-town canals.
• Stay off the edge. A void can collapse under your weight.
• Note where roof and yard drains discharge. Gulf Shores lets lots drain straight to Little Lagoon or the Intracoastal only if erosion and undermining do not result. Gulf Shores Code Sec. 7-108

Fill matters. Gulf Shores bans red, pink, yellow and brown clay fill, so ask what backfill a contractor plans. Gulf Shores Code Sec. 7-21

Leaning, bowing and movement

A wall that leans toward the water has lost support, usually from failed anchors or pushed-out soil. Learn to measure a lean before you call.

1. Hold a level or plumb line against the wall face.
2. Measure the gap at the top, then again lower down.
3. Record both numbers with the date and the tide.
4. Repeat every few weeks and after storms.

A wall that is moving now is a safety issue. Keep people and boats away from the edge.

What should you check after a storm?

Storm damage often hides, and a sinkhole may open weeks later. Walk the wall after every named storm. See the storm guide.

• Hurricane Ivan in 2004 had 10 to 15 feet of surge and scoured sand from under beachfront buildings. National Hurricane Center Ivan report
• Hurricane Sally in 2020 hit Gulf Shores and did the most surge damage in the back bays and sounds. National Hurricane Center Sally report

Write down what changed and when, because insurers and permit offices ask. A Corps rule lets a damaged wall be rebuilt as a repair if work starts within two years of the damage. Nationwide Permit 3

Who can assess a wall?

An engineer gives the most defensible report. A marine contractor can assess and price a repair. A diver checks what is below the water.

Gulf Shores requires an engineer or architect seal on plans for work costing more than $50,000. Gulf Shores Code Sec. 7-6 Check any contractor license on the state lookup. See the contractor check guide.

What an assessment costs

Expect a few hundred dollars for a visit and a few thousand for a survey and engineering. National guides give the ranges below. Local quotes will vary.

Gulf Shores charges $50 for a bulkhead permit plus a $25 application fee. Gulf Shores fee schedule Repair prices are in the bulkhead cost guide.

^[1] · ^[15] · ^[1]

Which repairs need a permit?

Assume yes. Even a repair on a canal or lagoon lot usually touches the Corps, State Lands or both.

• Repair of a serviceable wall may fit Corps Nationwide Permit 3. Nationwide Permit 3
• ADEM conditions that permit on staying out of wetlands, grassbeds and oyster reefs, and on State Lands authorization. ADEM coastal concurrence
• Rebuilding more than half of a wall, or changing its pilings, makes State Lands treat it as a new structure. State Lands rule 220-4-.09
• The city or county still issues its own building or flood permit.

Call the Gulf Shores Building Department at (251) 968-1150 or Baldwin County at (251) 972-6837 before you hire. Gulf Shores Building Department Baldwin County Building Department The bulkhead permit guide has the full chain.

Questions to ask the assessor

• What parts of the wall did you look at, and what could you not see?
• What is the likely cause of each problem you found?
• Is this a repair, a partial rebuild or a replacement, and why?
• What permits do you expect, and who files them?
• What fill and drainage do you plan behind the wall?
• How long should the fix last in this water?
• Will the report be written, dated and signed?

Ask for the answers in writing. If the work looks like a replacement, read repair or replace first.

Assessment questions answered

Do I need an assessment before I call a contractor?

No, but a written cause helps you judge bids. Many owners start with a contractor visit and add an engineer when the job is large or contested.

Can I assess my own wall?

You can record signs: cracks, lean, soil loss and stains. You cannot see anchors, toe depth or buried voids, so a professional still has to confirm the cause.

How often should a wall be checked?

Look after every named storm and at least once a year. Brackish and salt water wear walls steadily, and early repairs cost less.

Does a flood policy cover the wall?

Typically no. The usual federal flood policy form leaves out seawalls, bulkheads, docks and piers. NFIP policy form See the insurance guide.

Selling or buying? The realtor guide and the home inspector guide show how to pass an assessment along. Owners who want regular check-ups can use the maintenance plan checklist.