Bulkhead Inspection for Realtors Around Mobile Bay
A bulkhead inspection for Realtors around Mobile Bay should start the day the offer is signed. Alabama is a buyer-beware state. A wall check takes longer than a home inspection.
When should a bulkhead inspection go on the calendar?
On day one of the inspection period. The Alabama Real Estate Commission says buyer beware is the law for used homes. Agents may not misstate what a buyer asks. Alabama Real Estate Commission
Kidd v. Benson, a Fish River case, shows the risk. They bought as-is and never paid for a wall inspection. Alabama's Supreme Court ruled for the sellers. Kidd v. Benson
Booking a diver, an engineer or a contractor bid often takes longer than the home inspection. Send clients to the seawall assessment page early.
What should clients collect before the wall is inspected?
Gather the paper trail and the flood zone first.
- Repair receipts and any engineer report from the seller.
- The permit office for the address. A Daphne bayfront lot and an unincorporated Point Clear lot use different offices. See the permit guide.
- The flood zone. Mobile County maps have been in force since June 5, 2020. FEMA flood maps
What do you tell clients once a report arrives?
Tell them what insurance will not cover. A federal flood policy leaves out seawalls, bulkheads, docks and piers. NFIP policy form
Ask the report to split urgent items from items that can wait. A repair that can wait still belongs in the price talk.
Clients can read the buyer guide. Sellers can read the seller guide.
What a wall condition report should include
Before booking, learn which kind of inspection you are paying for, what its written report will contain and when it will arrive. Look for dated photos, plain findings, repair advice and a note on any area the inspector had no way to see.
Check whether the inspector will examine panels, cap, joints, tiebacks and the soil behind the wall. Anchors underground and parts below the waterline usually take more effort. Say up front if you also want repair costs or a life estimate.
Request report pricing. Confirm scope, price and available dates directly with the professional before you rely on any visit or delivery date.
The InterNACHI waterfront inspection standard describes what a visual inspection may include.
Pick the correct wall measurement.
Thinking about raising or rebuilding the wall? The height guide explains which survey number matters and where to confirm local rules.
Common questions
Does an as-is contract protect the seller from a bulkhead claim?
Often yes, if the buyer did not inspect. In Kidd v. Benson, an as-is deal plus no inspection defeated the buyer. A seller still may not lie when asked.
When should a Realtor suggest a wall inspection?
Suggest it when the offer is written, not at the end of the inspection period. A wall report can take days to book. It may lead to a price talk.
Is a home inspector enough to judge a bulkhead?
Not usually. A home inspection covers the house. Many walls fail below the waterline or behind the cap. An engineer or a marine contractor can check those parts.
Where do you look up past permits on a Mobile Bay lot?
It depends on the city. Mobile, Daphne, Fairhope, Spanish Fort and Dauphin Island keep their own records. Baldwin County covers the rest of its side of the bay.
What should the listing agent expect to hear from a buyer?
Expect questions about wall age, past repairs, permits and storm damage. Gather the answers early so the buyer has less to chase.
Where is the permit trail for a listing?
Permit records live with the office that covers the address. Which one that is can surprise a client.
- Mobile County: the Revenue Commission handles parcels, and Probate indexes property records back to 1813. Mobile County records
- Baldwin County: older permits have one search page, and newer ones, from November 2020, are in CitizenServe. Baldwin County permit history
- Dauphin Island: permits go through the Town's Citizenserve portal or Town Hall. Town of Dauphin Island permit portal
Alabama's open records law lets residents ask for public records. Alabama open records law
What local risks should an agent know about?
Each shore floods differently. Zeta pushed the Bayou La Batre Bridge gauge to 6.9 feet above average high water (MHHW), and the West Fowl River Bridge gauge to 5.9 feet. NHC Zeta report
Gulf-facing Dauphin Island is its own case. The Town bans new seawalls and rip-rap on Gulf-fronting beaches. Dauphin Island zoning ordinance
See the area guides to match a listing to its shore. The who we help page shows other ways agents use the site.
How should an agent line up the timeline?
- At the offer: tell the buyer a wall check takes time and ask the seller for permits.
- Right after acceptance: book an engineer or a marine contractor to view the wall.
- When the report arrives: sort urgent work from items that can wait.
- Before the period ends: decide whether to ask for a price cut, a repair or more time.
Show sourcesHide sources
- Mobile County Revenue Commission; Probate Court Records SearchSource reviewed 2026-11-04
- Search Permits, Reports, Certificates of Occupancy, & Elevation Certificates | Baldwin County Building DepartmentSource reviewed 2026-10-31
- Business Licenses & Permits | Town of Dauphin IslandSource reviewed 2026-11-04
- 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
- National Hurricane Center Tropical Cyclone Report: Hurricane Zeta (AL282020)Source reviewed 2026-11-04
- Town of Dauphin Island Zoning Ordinance No. 105, section 7.14 (Seawall Requirements & Regulations)Source reviewed 2026-11-04
Request report pricing
Note what needs attention and your deadline. Agree on the inspection, price and date with whichever professional you choose.