Dockside Chat - Waterfront property

For those who have houses on the waterfront, about how long would you say that your bulkhead/dock is good for until it needs major repair or needs to be completely redone? We are considering buying a house that hasn't had work on it since new in 1985. It seems structurally sound for now but in 5 years, what are we to expect. Quotes for a total renvation are very high and are playing a huge role in negotiating the cost of the house. I know that there are a lot of additional factors regarding this issue such as the location, builder, quality, etc but all in all, those with experience living on the water, how comfortable would you be with getting a house with this issue in question?

Heres it is as it sits:
http://photos2.zillow.com/p_e/IS-1us8viaw651lp.jpg

Our has been in place for 22 years with no problems and I don't foresee any major renovations in the near future. We are in a protected cove though.

Some of the guys in open water get nailed every time there is a hurricane.

We bought a house a few years back that needed a bulkhead and still does. As long as you have the funds for the repair or replacement it shouldn't be that big of an issue. The house we purchased was the right fit for my family and still is. 5yrs was the time frame we were given as well, seems to be the norm. Bring in a couple of Bulkhead installers and try and get different opinions. You can also talk to neighbors who may have already had the work done. Usually you will start to see sink holes where soil is being eroded by the water getting through to the soil behind the wall . Not sure if you can see it in your situation with the wood decking over the bulkhead. If the water is deep enough for a boat inspect the bulkhead yourself during low tide. I sometimes use an inflatable to look for holes in the lumber. This past summer I came across someone who was refacing a bulkhead. Installing new lumber in front of the old. The cost for the job was about a third of a total replacement, so there are other options if the structure ( tie backs) are sound.
Hope this helps

Don't know how the bulkhead is but all that railing decking and siding look pretty far gone from the picture.

My mom bought her wf home in beach haven west in 1968, the bulkhead went in, in 72', it's still the orig. but it was made with creasult (spelling) tar covered and on a lagoon not an open bay as yours appears to be.

That said mom's is in need of replacing, and I've been quoted 170 per linier ft'.

My home in LEH has a treated wood and 50% and vynal 50% the wood is 10 years old and looks great been told it has a 20 yr life span ut expect it to last longer, the vynal is 5 years old and should last 50 yrs.

Creasote ^^ :grin:

P.S. Hope you have a good home inspector, ours was pretty much Worthless. Dont hesitate to call in an engineer.

Creasote bulkheads should last 40 - 60 years. Take a look at the houses in the area. If several houses have, (or are installing), new bulkheads and were built around the same time as the house you're interested in, there is a good chance it's near the end of it's life span.

A lot has to do with the type of body of water it's on and what direction it's facing. I have a friend that is a GC and his house sits almost as close to the water as yours. He lives 3 miles from me. His house has been flooded 3 times in less than 10 years, lost the dock completely once, partial damage once. My area, no problems.

Assuming that's salt water, figure everything needs replacing 2 or 3X's as fast as inland. Windows, doors, roof, deck, etc., it all takes a beating. The salt air will rust everything, including the AC, vehicles, even the lawn mower.

It looks like a great spot, you have to pay for living that close to the water. Have the bulkhead and everything else inspected by a structural engineer.

I would do my homework very carefully. What body of water is it situate, What direction does the bulkhead face, what is the prevailing wind direction in the winter ? I know a house that gets slammed every noreaster and obliterated on severe southeasters. If the temperature is far enough below freezing the front of the house is a big giant iceberg. The water hits that bulkhead and up it goes and the wind takes it right on to the house. Plus if the storm is bad enough (extreme high tide, high wind, etc.) the bulkhead could be washed out from behind. Seen it done a number of times where I live.

If the house was on a small bay or in a protected cove that's one thing but on a big open body of water caveat emptor !!!

Good Luck :thumbsup:

Creasote ^^ :grin:Close.

Creosote.

That's a lot of dock I bet it would cost a fortune to replace and if the pilings are good then I would guess in that $170 a foot range mentioned before would be a good place to start but I'm sure there's someone local you could contact to check it out and price any possible future work needed.

That's a lot of dock I bet it would cost a fortune to replace and if the pilings are good then I would guess in that $170 a foot range mentioned before would be a good place to start but I'm sure there's someone local you could contact to check it out and price any possible future work needed.

The last bulkhead I was involved with was a simple build in front of the old bulkhead on a canal. Just pilings, framing, 5/4 boards, clothe, deadman, etc. and it was well over $100 a ft. Depending on the permitting process and todays requirements, I wouldn't be surprised at $200 a foot for that spot. Plus, there's a good possibility that the deck will have to come up to bring the deadman to code.

Thanks for the responses. Based on other structural issues with this house, and from what I heard about neighbors houses, I doubt that its Creosote. Furthermore, it is on open water so its more subject to damage. Fortunately we have more than a few builder and engineer friends that are more than happy to take a look at it for us. The current owner said that he'd subtract the repair costs from the price. I'm just not sure if he has the same notion of what sort of quality that we are looking at regarding the repair, i.e., if its his builder or ours.

http://photos1.zillow.com/p_e/IS-1t4d8f756jf4t.jpg

Close.

Creosote.

Damn thats what I get for being in a hurry, even googled it :grin:

Damn nice pad!! Right next to a marina too....bonus!

It looks like your main maintenance item will be the wood decking on the dock/deck. If done right a sea wall or bulk head will last a very long time. Likely longer than you will live there.

The seawall on my property is concrete and massive compared to the rest of the sea walls that look to be original CBS block from the 50's. That says a lot right there. Most of the sea walls in my neighborhood were built in the 50's out of block and most are still looking decent.

My sea wall was put in about 15 years ago and it will likely never need to be repaired or replaced in my lifetime. The wood dock and pilings are another story. My dock was put in at the same time the sea wall was and it's about ready to be replaced. The pilings and structure are good but the deck planks are shot.

Thanks for the responses. Based on other structural issues with this house, and from what I heard about neighbors houses, I doubt that its Creosote. Furthermore, it is on open water so its more subject to damage. Fortunately we have more than a few builder and engineer friends that are more than happy to take a look at it for us. The current owner said that he'd subtract the repair costs from the price. I'm just not sure if he has the same notion of what sort of quality that we are looking at regarding the repair, i.e., if its his builder or ours.

http://photos1.zillow.com/p_e/IS-1t4d8f756jf4t.jpg
A repair will never last like a replace, if you have the option go with the replace. Shore homes are selling at pretty low prices and there are many on the market try and hold out.

My mom bought her wf home in beach haven west in 1968, the bulkhead went in, in 72', it's still the orig. but it was made with creasult (spelling) tar covered and on a lagoon not an open bay as yours appears to be.

That said mom's is in need of replacing, and I've been quoted 170 per linier ft'.

My home in LEH has a treated wood and 50% and vynal 50% the wood is 10 years old and looks great been told it has a 20 yr life span ut expect it to last longer, the vynal is 5 years old and should last 50 yrs.


Wow, I was there around that time when my Mom's best friend bought a house there on a lagoon. Fond memories.

Damn nice pad!! Right next to a marina too....bonus!

It looks like your main maintenance item will be the wood decking on the dock/deck. If done right a sea wall or bulk head will last a very long time. Likely longer than you will live there.

The seawall on my property is concrete and massive compared to the rest of the sea walls that look to be original CBS block from the 50's. That says a lot right there. Most of the sea walls in my neighborhood were built in the 50's out of block and most are still looking decent.

My sea wall was put in about 15 years ago and it will likely never need to be repaired or replaced in my lifetime. The wood dock and pilings are another story. My dock was put in at the same time the sea wall was and it's about ready to be replaced. The pilings and structure are good but the deck planks are shot.

Thanks! Its pretty cool being able to see the house from our new slip. I'm not too sure how deep the water is right off the house but it'd be awesome to unload the boat before docking and cleaning and then walking home, at least until the small lift goes in for the skiff and/or waverunners that we will be getting if we get the house.

IMO, the guy still wants too much for it. If it were in a town like Bayhead or Spring Lake, the price would be justified but in Seaside, not so much. Based on some of the other houses that we had made offers on and sold, they're getting close to the asking prices. Based on the amount of work that needs to be done and the cost of the house, I'm not so sure its worth it. They people with the nicer houses in town on the water front seem to not deviate far from their asking price. The owner of this house did make a counter and said we could have our builders come in and do a report for further negotiation. If it does need a repair, we will be providing a quote for a complete replacement. My dad was brought to the ER this morning and admitted so things are at a standstill for now but once he is discharged and gets back on his feet, we'll get the ball rolling again.