A condition assessment of the seawall, cap and tieback system protecting a waterfront property: the single most expensive structure on the lot, and the one excluded from every standard home inspection.
Cap condition, cracking, spalling and separation. Panel condition and joint integrity. Visible evidence of tieback or deadman failure, including cap rotation and lean. Soil loss behind the wall, voids, sinkholes and depressions in the yard or decking. Weep hole function and drainage behind the wall. Return walls and neighboring wall transitions. Dock and boatlift attachment where the structures are connected.
They rarely fail suddenly. Water moves through joints and weep holes, carrying soil out from behind the wall. The void grows invisibly under the yard. The wall loses lateral support, begins to lean, and the cap cracks. By the time there is a visible depression in the lawn, the failure has been developing for years. The early indicators are subtle and specific, and knowing what they look like is the entire job.
Seawall replacement is a five- to six-figure expense, it is not covered by a homeowners policy, and permitting through the county and state adds time you will not have after closing. On a waterfront purchase in Stuart, Palm City, Jupiter, North Palm Beach or anywhere along the Intracoastal, the seawall deserves the same scrutiny as the roof.