Selling a Destin Waterfront Home: Bulkhead Records
Buyers of Destin waterfront homes will ask about the bulkhead. A tidy file of permits, invoices and photos answers the first questions and keeps the deal moving.
Build a simple bulkhead file
Put every bulkhead record in one folder, in date order. Buyers, inspectors and lenders will ask for the same papers.
- Permits and final inspection results for the wall, dock and lift.
- The recorded Notice of Commencement for larger jobs. Florida requires one before the first inspection when a direct contract is over $5,000. Section 713.135, Fla. Stat.
- Contracts, invoices, lien releases and warranties. Both Florida Realtors purchase forms let the buyer take over assignable warranties at closing. Standard contract ¶12(f)
- Surveys, engineer letters and past assessments.
- Dated photos, including any taken after Hurricane Isaias on October 9, 2026. NWS Isaias report
Pull permit records from the office that issued them. That is the City of Destin for city addresses, and Okaloosa County for unincorporated areas such as Kelly Plantation. Destin Building Division Okaloosa city-limit layer
Handle disclosure and open permits before you list
Florida sellers must disclose known facts that materially affect value and are not easy to see. An “as is” clause does not erase that duty. Johnson v. Davis
The flood disclosure is a separate form. It asks about flooding that damaged the home while you owned it, flood claims and FEMA assistance. Section 689.302, Fla. Stat.
- Answer the seawall question on the disclosure form from records, not memory.
- Look for open or expired permits. Both purchase forms have the seller state that no improvement lacks a required permit, unless disclosed in writing. Contract ¶10(b)
- Any owner may close a permit, and may use a different contractor to do it. Section 553.79, Fla. Stat.
A pre-listing assessment gives you facts to disclose and price against. It does not replace the buyer’s right to inspect.
The permit guide shows which office can close an old permit.
Repair, credit or sell as is
You have three main paths, and each fits a different contract. Both forms below are Florida Realtors/Florida Bar contracts. Standard contract AS IS contract
| Contract | What it says | What it means for you |
|---|---|---|
Standard (repair) form | Seawalls and dockage stay in Working Condition until closing; the repair limit defaults to 1.5% of the price | Budget for repairs up to the limit, or agree a credit |
AS IS form | No seawall clause; the buyer may cancel during the inspection period for any reason | A poor report can end the deal, so share records early |
Gulf-front homes seaward of the coastal construction control line (CCCL) need a separate coastal disclosure. The CCCL is the state line where stricter beach rules begin. The buyer can waive the disclosure in writing. Okaloosa and Walton both have a Gulf CCCL. Section 161.57, Fla. Stat. Okaloosa CCCL rule Walton CCCL rule
Want prices before you choose? The budget planner and the assessment guide help you get comparable numbers.
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 get a bulkhead assessment before listing?
If the wall is old, damaged or poorly documented, yes. It lets you disclose accurately and decide on repair or credit before a buyer’s deadline forces the choice.
Do I have to fix the bulkhead?
It depends on the contract. The standard form has a repair limit; the AS IS form does not require repairs. Your agent and attorney can explain the trade-offs.
What if a past bulkhead permit was never closed?
Ask the permit office what it needs. Florida lets any owner close a permit, and a different contractor can do the work.
Do I disclose storm damage I already repaired?
Ask your agent or attorney. The flood disclosure asks about flooding that damaged the home during your ownership, and repair records show what was done.
Can the buyer rely on my assessment?
They can read it, but ask its author who may rely on it. Many buyers order their own.
Does my bulkhead warranty transfer?
If it is assignable, both purchase forms let the buyer take it over at closing. Check the warranty’s own transfer terms.
Selling after Hurricane Isaias
If Isaias flooded and damaged your home, the state flood disclosure will ask about it. It also asks about flood insurance claims and FEMA assistance. Section 689.302, Fla. Stat.
Isaias made landfall near Destin on October 9, 2026. Preliminary harbor gauges peaked near 4 feet above mean higher high water. NWS Isaias report
- Keep photos and invoices for every storm repair.
- If dock boards were replaced under Destin’s 60-day exemption, keep proof the dock was originally permitted. Destin storm exemption
- For larger dock damage, Destin’s six-month window to apply for a rebuild permit runs from the date of damage. Destin LDC 11.05.10
The storm guide covers records to keep after a hurricane.
Destin’s dock and seawall registry
Destin’s code requires docks, seawalls and bulkheads in the city’s harbor and waterways to be registered with the city. Owners must re-register after a change of ownership. Destin LDC 11.05.08
How actively the city keeps that registry today is not clear. Ask the Building Division whether a registration is on file before you list, and note the answer. Destin Building Division
A clear answer now is one less open question for the buyer’s agent later.
Gulf-front sellers owe a coastal notice
Florida requires a coastal disclosure for property seaward of the coastal construction control line, unless the buyer waives it in writing. Section 161.57, Fla. Stat.
In Walton County, armoring built between July 10, 2005 and April 30, 2006 adds a second duty. The seller must give notice of the 2011 law that let those walls stay. Ch. 2011-261, Laws of Fla.
- Since July 7, 2026, DEP no longer makes a replacement or reconstruction re-prove eligibility and vulnerability, if it has no significant adverse impact. Rule 62B-33.0051 (2026)
- New design rules now apply, including a 30-year design life.
Show sourcesHide sources
- Section 689.302, Florida Statutes (2026), Disclosure of flood risks to prospective purchaserSource reviewed 2026-10-27
- Post Tropical Cyclone Report: Isaias (NWS Mobile/Pensacola), last updated 10/13/2026, initial issuanceSource reviewed 2026-10-27
- Building Permit Exemption for fence and dock repairs (News Flash)Source reviewed 2026-11-05
- Destin LDC Sec. 11.05.10 Reconstruction of existing facilitiesSource reviewed 2026-10-27
- Building DivisionSource reviewed 2026-10-27
- Section 689.302, Florida StatutesSource reviewed 2026-09-05
- Chapter 2011-261, Laws of Florida (House Bill No. 1311)Source reviewed 2026-10-27
- 62B-33.0051 Coastal Armoring and Related Structures (current text, effective 7/7/2026)Source reviewed 2026-10-27
Ask about a pre-listing assessment
Record what needs checking and when. Confirm the assessment, price and date directly with the professional you choose.