PURCHASING
                                    COASTAL REAL ESTATE
                                                            IN NORTH CAROLINA

       Most oceanfront real estate in North Carolina is located on one of the state's many barrier islands. these narrow strips of land between the ocean and the sound are particularly vulnerable to ocean forces such as storms and beach erosion which are critical issues for oceanfront real estate.
   The greatest difference between real estate adjacent to the ocean or an inlet and inland real estate is the hazard of shore line erosion.  For inland real estate, property lines are generally unchanging.  However, property on the oceanfront or adjacent to an inlet has a moving property line along the shore that is determined largely by the forces of nature.  This moving boundary, called the "mean high water line," can change from day to day.
    Shoreline erosion is caused by a variety of factors.  along the oceanfront, hurricanes, northeasters and other storms cause seasonal fluctuations of the beach.
    As a general rule, North Carolina's beaches erode more in the stormy fall and winter months that in the calm summer months.  When a barrier island is hit directly by a hurricane, beach front erosion can be even more dramatic.  Inlets are also affected by seasonal storms and can change configuration rapidly and severely as tremendous amounts of water and sand flow through them.  It severe storms, it is even possible for new inlets to form and existing inlets to close.  Erosion associated with storms is often severe because large quantities of sand can be moved quickly offshore from the beach and dunes.  this type of erosion is usually called "short term" because the shore line can return to its original profile as conditions calm.
    Long term erosion often called "beach migration" is generally associated with rising sea levels.  the ocean has risen about 6 inches during the last century, causing North Carolina's barrier islands to migrate land ward.
    Although this process can cause erosion along the entire oceanfront, area adjacent to inlets are often the most profoundly affected.  some "migrating inlets" are constantly moving in one direction.  Others may stay in the same general location but expand and contract constantly.  These inlets are often called "breathing inlets."
    In addition to its natural causes, erosion can be set in motion by human activities.  For example, a jetty constructed to stabilize an inlet or a structure built to stabilize a beach can trap sand on one side but increase erosion on the other.  Such erosion will continue until the structure is removed or the beech adjusts.
    Although the original developers of oceanfront property are informed of erosion hazards when they apply for a building permit, North Carolina law does not specifically require that the information be disclosed to subsequent buyers.  Purchasers should be sure to research coastal hazards.
    North Carolina requires that new construction be a certain distance from the ocean.  However, because the state's ocean shoreline is volatile, it may be in your best interest to build farther land ward than the minimum distances allowed.
    The coastal Area Management Act (CAMA) authorizes the Division of coastal Management to establish oceanfront setback lines for all development.  the setback is measured land ward from the line of stable natural vegetation nearest the sea, usually near the face of the frontal dune system.  all single family homes and buildings of 5000 square feet or less, and their septic systems, must be located 30 times the historical, long-term erosion rate from this line, with a minimum setback of 60 feet. Local building officials are familiar with these and can locate the minimum setbacks.
    Several features can prevent or substantially reduce the likelihood of damage from severe storms or erosion.  Pilings can raise the first floor above expected flood elevations and waves.  embedding the tip of pilings deeper than five feet below sea level can help a building stand during severe erosion.  any walls constructed between pilings should be designed to break away when hit by waves to prevent damage to the elevated portion of the building.  Finally, the roof should be secured to the remainder of the building with corrosion resistant hurricane straps.
    Sand dunes also provide significant protection during the most severe storms.  You can protect and enhance frontal dunes by keeping vehicles and people off these areas, planting additional dune grasses and installing sand fences.
    Seawalls, bulkheads, revetments, groins, jetties or breakwaters are not allowed along the beaches of North Carolina.  These "hard" erosion control devices can damage the beach and adjacent properties.  If a building is severely threatened by erosion, the property owner may apply for a permit to place sandbags or build artificial sand dunes with bull dozers to allow more time to move or relocate the building.  Both are temporary measures and require permits from the Division of Coastal Management. A sandbag bulkhead must be removed within two years and may be constructed only once per oceanfront lot, even if ownership of the lot changes.
    Beach replenishment is allowed.  It is expensive and generally provides only temporary relief.  to be effective, it must extend beyond the beach in front of a single property and include long stretches of ocean shoreline.  House-moving is an allowable and cost-effective means of getting a structure out of harm's way.  A structure can be moved land ward on the same lot or it can be relocated to new property.
    You may be able to purchase a flood insurance policy which is usually separate from a standard homeowner's policy.  the National flood Insurance Program was established by Congress to make flood insurance available nationwide to eligible properties.  Policies issued under the National flood Insurance Program include conditions and costs dictated by federal requirements.    The federal government in turn guarantees to pitch in of losses occur.  Large discounts on premiums are often available for buildings constructed above minimum standards.    No law requires that an owners buy or maintain flood insurance.  Federally insured lenders, including mortgage companies, banks, and savings and loan associations, require buildings to carry flood insurance for the life of their lien if the property is in a flood-prone area.  Flood-prone areas are identified on Flood Insurance Rate Maps, which should be available at the local building official's office.  When building or buying near the ocean, flood insurance is always a good idea, even if it's not required.

SOURCE
    The North Carolina Real Estate Commission
 

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