Bulkhead Referrals for Destin-Area Home Inspectors
Florida’s standards let you leave the bulkhead out of a home inspection, but your client still needs to know what you saw. Here is how to note it and pass it on cleanly.
What Florida’s inspection standards say about seawalls
Florida Rule 61-30.810(3)(e) lists “swimming pools, seawalls, break-walls, boat lifts and/or docks” as items the inspector is not required to inspect. A related rule also leaves out erosion control and earth stabilization. Florida home inspection rules
The same standards say you need not give an engineering opinion on a structural system. Your report must still list components that were present but not inspected, with a reason. Section 468.8323, Fla. Stat.
A plain line such as “Bulkhead present, not inspected: outside the scope of this inspection” tells your client the wall still needs a look.
Insurance forms will not fill the gap. The wind mitigation form has nine questions, and none is about seawalls. The four-point inspection insurers ask for covers roof, electrical, plumbing and HVAC. Form OIR-B1-1802 and four-point scope
Notes and photos that help the next professional
You do not need to judge the wall’s strength. Dated, located observations are enough. Stay on firm ground and off the edge of the cap.
- Cap: the concrete beam along the top of the wall. Note cracks, missing chunks and rust stains.
- Panels or sheet piles: the slabs or interlocking sheets that form the wall face. Note gaps, bulges and open joints.
- Ground behind the wall: note sinkholes, soft spots and pavers that have dropped.
- Weep holes: small drain openings in the wall. Note any that are blocked or leaking sand.
- Lean: a wall tipping toward the water. Note where it starts and ends.
- Dock and lift: note where they attach to or rest on the wall.
Photograph each item with something for scale. Mark the spot on a simple site sketch, and note the weather and water level at the time.
Hand off the bulkhead without crossing into repair
Florida law bars a licensed home inspector from repairing a home they inspected. Section 468.8319, Fla. Stat. Your job is to flag and refer, not to fix or quote.
The standard purchase contract lets repair items be inspected by someone who holds a Florida license to repair and maintain them. Standard contract ¶12(b)(i) For a bulkhead, that is often a marine contractor. Florida created a state-certified marine specialty contractor license in May 2024. Rule 61G4-15.100, F.A.C.
- Get your client’s written permission before you share the report.
- Pass on your notes, photos and what you could not see.
- Tell the specialist the inspection deadline.
- For structural design, your client may need a Florida-licensed engineer. The state engineering board points owners to MyFloridaLicense to check one. FBPE license lookup
The bulkhead assessment guide explains what a specialist visit covers. The contractor check guide helps your client vet whoever they hire.
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
Am I required to inspect the seawall?
No. Florida’s standards of practice do not require it. You may add it as a separate service by written agreement if it is within your training.
Should I still mention the bulkhead in my report?
Yes. Florida requires the report to list components that were present but not inspected, with a reason. A short note on what you saw from safe ground helps your client.
Can I recommend a contractor?
You can tell the client a specialist should look at the wall. Leave the choice to the client, and keep your report separate from any repair work.
What if the wall looks like it failed after the storm?
Keep people off the cap and away from any sinkhole. Photograph from a safe spot, record it as a safety concern and tell the client to get prompt help.
Does the wind mitigation form cover the wall?
No. None of its nine questions is about seawalls, and the four-point inspection does not cover them either.
Who decides whether the wall is safe?
A qualified specialist, often a marine contractor or an engineer, after an assessment. A home inspection does not make that call.
Name the shoreline type in your notes
The same crack means different things on different shores. Note which water the wall faces, because the rules for its repair change with it.
| Shoreline | What to know |
|---|---|
Gulf front | Florida’s coastal repair exemption excludes seawalls, so repairs seaward of the control line are not exempt from state review Section 161.053(11), Fla. Stat. |
South Walton bay shore | New vertical walls are generally banned; riprap and plantings are the default Walton LDC 4.03.03 |
Coastal dune lake | No seawalls, bulkheads, revetments or riprap within 300 feet Walton LDC 4.02.03 |
Destin bayous with marsh | No seawall in coastal marsh; walls go at least 5 feet upland of it Destin LDC 11.01.06 |
Note any riprap, plantings or rock sill in front of the wall. They are part of the shoreline the specialist will assess. The Okaloosa and Walton county guides explain the local rules.
Inspections after Hurricane Isaias
Isaias put about 11 inches of rain on a gauge near Fort Walton Beach, and NWS reported a flash flood emergency for southern Okaloosa County. NWS Isaias report Water behind a wall needs a way out; drains and filter fabric relieve that pressure and keep soil in place. Coastal drainage guidance
- Note new low spots or sinkholes behind the cap, with rough sizes.
- Note fresh sand at weep holes or at the toe of the wall.
- Photograph before cleanup, as NFIP guidance advises for flood claims. NFIP documentation guidance
Tell the client that new damage may need prompt attention. Insurers and permit offices will ask for dated photos, and the storm guide lists the first steps.
Show sourcesHide sources
- 161.053 Coastal construction and excavation; regulation on county basis (The 2026 Florida Statutes)Source reviewed 2026-10-27
- Walton County LDC Chapter IV Resource Protection Standards, Sec. 4.03.03 (Municode, Supp. 70 Update 1)Source reviewed 2026-10-27
- Destin LDC Sec. 11.01.06 Development activities within protected environmentally sensitive zonesSource reviewed 2026-10-27
- Post Tropical Cyclone Report - Isaias (NWS Mobile/Pensacola)Source reviewed 2026-10-27
- Coastal Erosion Control DesignSource reviewed 2026-10-27
- Document flood damageSource reviewed 2026-10-23
Refer a bulkhead concern
Record what needs checking and when. Confirm the assessment, price and date directly with the professional you choose.