Reserve Studies on the North Carolina Coast

1The local picture

New Hanover County counted 225,702 residents in the 2020 Census, Brunswick County 136,693 and Dare County 36,915, with summer populations far larger. Wilmington, Wrightsville Beach, Carolina Beach, the Brunswick County islands, the Crystal Coast and the Outer Banks all have oceanfront and soundfront condominiums alongside planned communities.

Development in the 20 coastal counties falls under the Coastal Area Management Act, administered by the NC Division of Coastal Management. Permits for work near the ocean or estuarine shoreline can change what a replacement looks like, and what it costs.

2Reserve items on the coast

Shorter lives. Salt air takes years off railings, balcony fasteners, HVAC condensers, light fixtures, elevators and exterior paint. A provider should shorten useful lives for coastal exposure, not use inland tables.

Hurricanes. Hurricane Florence made landfall near Wrightsville Beach in September 2018. A study cannot predict storms, but it can carry items such as roof coverings, boardwalks, dune walkovers and pool equipment on realistic cycles, and the board can hold a separate line for its insurance deductible.

Structure. Pilings, under-building parking, balconies and stair towers deserve a close look. If anything worries the provider, ask them to recommend an engineer rather than guess.

Insurance. Many coastal associations buy wind cover through the North Carolina Insurance Underwriting Association, the Coastal Property Insurance Pool set up under Article 45 of Chapter 58. Percentage wind deductibles can be large; plan for them in the budget.

3What to ask a provider for

Ask for a provider who has worked on coastal buildings, a site visit that includes roofs and balconies, and an update after any named storm that causes damage. Oceanfront mid-rise studies sit at the top of our fee table.

The same law applies statewide; see the guide to the NC Acts. Also in this guide: Charlotte and Raleigh-Durham.