Bulkhead Concerns for Home Inspectors in Orange Beach
Your report may be the only record a buyer has of the wall, so say what you saw, what you could not reach and who should look next.
What should the report say about a bulkhead I did not inspect?
Say so plainly. Check your own standards of practice and your inspection agreement to see whether seawalls, docks and boat lifts are in or out of scope. Then name the wall in the report either way and state the reason it was not inspected.
This matters in Alabama because the buyer carries the risk. In Kidd v. Benson, buyers who signed an as-is contract and skipped inspecting the bulkhead and boathouse could not recover after a Fish River collapse. Kidd v. Benson
A clear line in the report, such as "bulkhead present, not inspected, recommend a marine specialist," gives the buyer the chance the Kidd buyers did not use.
How do I record what I saw at the wall?
Note the time beside every waterfront photo. In the Orange Beach back bays the tide is tiny. NOAA lists a daily range of 0.9 feet at Wolf Bay and 0.8 feet at Arnica Bay. NOAA Wolf Bay and Arnica Bay stations So water level rarely hides the toe (the base of the wall) the way it can on larger tides.
Wind and storms move the water more than the moon does. Write down recent rain or storm events, and note what was underwater. Tie each finding to a fixed landmark:
- Cracks, gaps or rust stains in the cap (the beam along the top).
- Holes, dips or soft ground behind the wall.
- Lean or a change in line between panels.
- Missing or blocked weep holes (small drains through the wall).
Describe what you see. The cause is for the specialist to confirm.
Who should look at the wall next?
Match the next person to the question. Alabama splits residential and commercial licensing. The Home Builders Licensure Board covers residential building work above $10,000. Code of Alabama 34-14A-2 The General Contractors Board covers work of $100,000 or more and lists marine construction and retaining walls among its classifications. Code of Alabama 34-8-1 General Contractors Board rule 230-X-1-.27
Suggest the client verify any license before signing. Both boards run online searches. Home Builders Licensure Board General Contractors Board
When the question is structural, suggest an engineer. Point clients to a seawall assessment and the contractor check guide.
Check your inspection standard.
The ASHI Standard of Practice does not require seawall, break-wall or dock inspection in its minimum exterior scope; additional services may be agreed. Check the standard and scope named in your agreement.
What to ask for in a seawall condition report
Confirm the type of assessment and written report with the professional you choose, including the scope and delivery date. Ask for dated photos, findings, recommended repairs and a list of areas that could not be inspected.
Ask whether the assessment covers the wall panels, concrete cap, joints, supports and ground behind the wall. Buried anchors and underwater areas may need extra investigation. If you need a repair budget or an estimate of remaining life, discuss that before the visit.
Request report pricing. Confirm the scope, price and availability directly with the professional before relying on a visit or report date.
See the InterNACHI waterfront inspection standard for examples of what a visual inspection covers.
Check the right wall measurement.
Thinking about raising or replacing the wall? The height guide explains which survey measurement to use and where to check local requirements.
Common questions
Should I name a cause for a crack in the cap?
Describe the crack, where it is and how wide it is. Leave the cause to a specialist, who can look behind and below the wall.
What if the water side cannot be seen from land?
Say so in the report. Submerged and hidden parts stay unassessed until someone can reach them safely.
Which tide station applies to an Orange Beach canal?
NOAA lists tide-prediction stations at Perdido Pass, Wolf Bay and Arnica Bay, but no live water-level gauge on the Baldwin County shore. For live readings people watch Dauphin Island or the Mobile Bay gauges instead. NOAA CO-OPS station list
Does the inspector need a contractor license to comment on a wall?
Describing what you saw is part of reporting. Repair work is different, so check the Alabama license rules before offering to fix anything. Code of Alabama 34-14A-2
Can I share my photos with a seawall specialist?
Ask your client first, then send only what the specialist needs for that property.
What if the ground behind the wall looks ready to give way?
Keep people away from the edge and tell your client right away. If there is immediate danger, call 911.
Which water gauge should I mention in a report?
There is no live NOAA water-level gauge on the Baldwin County shore. The active gauges are Dauphin Island, several Mobile Bay stations and Pensacola. Baldwin locations show tide predictions only. NOAA CO-OPS station list
Write the time and the day's weather instead, and note the nearest gauge you checked. Eastern Shore ranges run larger, around 1.5 to 1.7 feet, than the 0.8 to 0.9 feet in Orange Beach back bays. NOAA Eastern Shore stations
How do I check a specialist before I recommend one?
Point clients to the license boards. The Home Builders Licensure Board offers an online licensee search and a hotline for reporting unlicensed work. Home Builders Licensure Board
The General Contractors Board has its own license search and handles jobs of $100,000 or more. General Contractors Board Code of Alabama 34-8-1
Recommend that clients get the license number on any bid. Alabama requires it. Code of Alabama 34-8-6
Show sourcesHide sources
- CO-OPS Metadata API: water level stationsSource reviewed 2026-10-31
- CO-OPS datums: 8733821 Point Clear, 8733502 Fly Creek, 8733839 Meaher State Park, 8732828 Weeks BaySource 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
- Code of Alabama 1975 Sec. 34-8-1, Definitions (General Contractors)Source reviewed 2026-10-31
- Code of Alabama 1975 Sec. 34-8-6, Prohibited Acts; PenaltiesSource reviewed 2026-10-31
Refer a seawall concern
Record what needs checking and when. Confirm the assessment, price and date directly with the professional you choose.