Property Manager Bulkhead Services in Baldwin County, AL
One portfolio can touch four permit offices. A short jurisdiction register saves a call to the wrong one.
Which office permits each property?
The mailing address does not decide it. Baldwin County permits unincorporated land plus Elberta, Magnolia Springs and Perdido Beach, and each other city permits its own limits. Baldwin County permit jurisdiction
| Location | Start with |
|---|---|
Orange Beach | Community Development, (251) 981-2610. |
Gulf Shores | Building Department, (251) 968-1150. |
Unincorporated county | Building Department, (251) 972-6837. |
Foley | Building Department, (251) 952-4011. |
How do I compare flood costs across properties?
Flood insurance discounts differ by community. Orange Beach is CRS Class 6, a 20 percent discount. FEMA CRS list Unincorporated Baldwin County is Class 7, a 15 percent discount. FEMA CRS list Gulf Shores is Class 10, with no discount. FEMA CRS list
Flood maps for all these communities have been effective since April 19, 2019. FEMA Community Status Book
None of this covers the bulkhead itself. The standard federal flood policy excludes seawalls, bulkheads, docks and piers. NFIP policy form
What should the exception report include?
Keep one file per property so an owner can see the whole story. After a storm, add dated photos and notes. Sally did its worst damage in the back bays and sounds from east of Gulf Shores to the state line. NHC Sally report
- Wall type, last inspection date and who did it.
- Permit numbers and the office that issued them.
- Contractor name, license number and lien releases. Code of Alabama 35-11-215
- Open items, with the owner who must approve them.
For how to ask a pro to scope work, see the assessment guide.
Keep the next review in view.
Ask about a maintenance plan to keep records up to date and arrange a sensible schedule for future checks.
Common questions
Can a manager sign a permit application for an owner?
Only with the owner or board authorization the permit office requires. Ask the office for its agent form, and keep a copy in the property file.
How do I check a contractor for several owners at once?
Look up each license number on the matching state board. Residential work uses the Home Builders Licensure Board, and larger jobs the General Contractors Board. Home Builders Licensure Board General Contractors Board
Who permits a bulkhead in Elberta or Magnolia Springs?
Baldwin County does, even inside those town limits, and Magnolia Springs also asks for its own land use certificate first. Town of Magnolia Springs
What if past permits are missing?
Search the portal, then file an Alabama public records request. A standard request must be acknowledged within 10 days. Alabama Open Records Act
Does flood insurance pay for storm damage to docks?
No. The standard flood policy excludes docks, piers and bulkheads. NFIP policy form
When is an emergency repair allowed?
The Corps can authorize emergency work for unacceptable hazards to life or significant property loss, and ADEM emergency approvals last up to 120 days. Corps ALGP-15 ADEM rule 335-8-1-.07
How do I build a jurisdiction register?
List each property with its permit office. Baldwin County also permits inside Elberta, Magnolia Springs and Perdido Beach. Baldwin County permit jurisdiction
Orange Beach files bulkheads as site permits, while piers, docks and boathouses need a separate marine accessory building permit. Orange Beach permit types Each structure needs its own permits. Orange Beach new-construction checklist
Add the office phone and the portal link to each row so anyone on your team can follow up.
How do recent storms compare for planning?
Not every storm hurts the same shore. Sally in 2020 hit the Orange Beach back bays and Perdido Bay hardest. NHC Sally report Isaias in October 2026 brought downed trees and power loss to Baldwin County but no injuries. NWS Mobile Isaias report
Track the track. A storm west of Mobile Bay floods the Eastern Shore, and one near Gulf Shores hits Orange Beach. Use the storm guide for the record.
What belongs in an exception report?
Flag only what needs an owner decision: open permits, missing records, failed inspections and unpaid contractors. Lien deadlines run from last work, with six months for an original contractor. Code of Alabama 35-11-215
- Property, wall segment and what changed.
- Photo date and who took it.
- Next step and who decides.
Show sourcesHide sources
- Permitting FAQs | Baldwin County Building DepartmentSource reviewed 2026-10-31
- Permit Portal | Orange Beach, ALSource reviewed 2026-10-31
- Building Department Checklist for New Construction: One- & Two-Family Dwellings (2026.01)Source reviewed 2026-10-31
- National Hurricane Center Tropical Cyclone Report: Hurricane Sally, 11-17 September 2020Source reviewed 2026-10-31
- County Impacts Associated with Hurricane Isaias (2026)Source reviewed 2026-10-31
- Code of Alabama 1975 Sec. 35-11-215, Verified Statement - Time for Filing; Sec. 35-11-221Source reviewed 2026-10-31
Discuss a waterfront portfolio
Record the affected shoreline and the decision you need to make. Use the notes when discussing scope with the appropriate professional.