Bulkheads & Waterfront Maintenance on Long Beach Island

Owning a waterfront property on LBI comes with some incredible perks, but it also brings unique responsibilities. Whether you’re along the bay, a lagoon, or even near the ocean, understanding bulkhead condition, materials, and maintenance is essential for protecting your investment and your land.

What Is a Bulkhead and Why It Matters

A bulkhead is a barrier installed at the edge of your property to prevent erosion and protect your land from tidal water. These are especially common along lagoons and bayfront homes on Long Beach Island. In many cases, they are required by local ordinances or DEP regulations to stabilize shorelines.

If a bulkhead is failing or in poor condition, it can lead to erosion, sinking ground, and major repair costs. That is why inspections and long term planning are so important.

Common Bulkhead Materials on LBI

• Creosote Timber
  Older, treated wood often found on properties built before the 2000s. These bulkheads are nearing the end of their life and are often flagged during inspections.
  Not recommended for new installs.

• Pressure Treated Wood
  A cost effective option, but still prone to wear in saltwater environments. Lifespan varies depending on exposure.

• Vinyl
  The most common choice for modern waterfront homes. Durable, low maintenance, and long lasting. Vinyl bulkheads offer a clean look and strong resistance to rot or damage.

• Composite or Concrete
  Less common on LBI, but sometimes used for heavy wave action areas or commercial-grade installs.

What to Look Out For

• Leaning or bowing walls

• Rotting or missing pilings

• Cracks in vinyl panels

• Rusted tie rods or exposed hardware

• Sinking ground or pooling behind the wall

If you’re buying a property with a bulkhead, we recommend a bulkhead inspection by a marine contractor in addition to your regular home inspection.

Waterfront Upkeep Beyond the Bulkhead

Owning a waterfront home also means caring for:

• Docks and pilings
  Seasonal maintenance, pressure washing, and deck board replacement may be needed every few years

• Boat lifts and davits
  Check for electrical safety, motor condition, and cable wear

• Riprap or stone borders
  Found near natural waterfront edges — may require repositioning or replenishment over time

• Permits and Rebuilds
  Any major work on the water typically requires DEP permitting and may involve local conservation or zoning boards

Bulkhead Replacement Timing and Costs

While costs vary by material and site access, bulkhead replacement is a major capital project. Many homeowners plan ahead and replace a bulkhead before listing a home or in conjunction with a dock rebuild.

Some towns may offer assistance or guidance on aging infrastructure or shared bulkheads between neighbors.

Helpful Tip

Always check the year the bulkhead was installed and whether it is noted on the property survey or flood elevation certificate. A newer bulkhead can offer long term peace of mind, while an aging one may factor into your negotiation or due diligence.