The Advantages and Disadvantages of Building or Buying a Home on Pilings: A Coastal Perspective

When it comes to coastal living, one of the most significant decisions in the construction or purchase of a home is whether to build on pilings. Building on pilings is a common practice in areas like Baldwin County, Alabama, Ono Island, Orange Beach, and Gulf Shores due to the region’s vulnerability to flooding, storm surges, and high-water events. As an expert real estate advisor on the Gulf Coast, I’ve seen first-hand the benefits and challenges of this construction method. Here’s what you need to know before deciding to build or buy a home on pilings in these coastal communities.

VIEW THE VIDEO BELOW

Advantages of Building or Buying a Home on Pilings

Flood Protection The primary reason for choosing to build on pilings is flood protection. Coastal areas like Baldwin County, including Ono Island and Orange Beach, experience occasional flooding from heavy rains, high tides, and hurricanes. Homes elevated on pilings are significantly less susceptible to flood damage because they are raised above potential floodwaters. This is particularly beneficial in FEMA-designated flood zones, where homes built on pilings can meet elevation requirements for insurance purposes.
Enhanced Views Another significant advantage is the panoramic views that pilings offer. Elevated homes often provide unobstructed vistas of the beach, water, and surrounding landscape. Whether you're in Orange Beach, Gulf Shores, or Ono Island, the higher elevation ensures you can enjoy the beauty of the Gulf Coast from your living room or porch.
Improved Ventilation The space beneath a home built on pilings is typically open, which allows for better airflow and ventilation. This natural ventilation can help keep the house cooler during the hot and humid Gulf Coast summers, potentially reducing the need for air conditioning and lowering energy costs.
Protection from Storm Surge Pilings allow homes to stand above potential storm surges and rising waters during hurricanes and tropical storms. This not only protects the structure but can also mitigate the risk of damage to the home’s foundation. Many homes in coastal Alabama, including those in Gulf Shores and Orange Beach, are built on pilings specifically for this reason.
Longer Lifespan Homes built on pilings often experience less wear and tear due to exposure to the elements. By elevating the structure, the home is less likely to suffer from damage caused by prolonged exposure to water, moisture, or pests that can impact homes built at ground level. This can extend the lifespan of the home, making it a good investment in the long term.

Disadvantages of Building or Buying a Home on Pilings

Increased Construction Costs Building a home on pilings typically comes with higher construction costs than building a traditional slab or crawl space foundation. The cost of pilings, equipment, and labor for installation can be significant. In addition, homes on pilings may require specialized design and engineering to ensure structural stability, especially in areas prone to heavy winds and flooding.
Staircase Access One of the most notable drawbacks of homes built on pilings is the need for stairs or an elevator to access the living space. While this can provide a unique and stylish look to a coastal home, it can be inconvenient, especially for those with mobility challenges or when moving in and out of the home. Stairs can also take up valuable space and detract from the aesthetic of the property.
Maintenance Costs While homes on pilings may be less prone to damage from flooding or storms, the elevated space beneath the house can be more susceptible to damage from wind and pests. Regular inspection and maintenance of the pilings, supports, and the understructure are necessary to ensure the integrity of the home. Additionally, the underside of the house may require pest control to prevent rodents and insects from nesting.
Potential for Limited Living Space The area beneath a home on pilings is typically left open, which can limit outdoor living space options. Some homeowners might consider enclosing the space below, but that comes with additional costs and potential code restrictions. In certain communities like Gulf Shores and Orange Beach, enclosing the space could trigger more stringent zoning codes or flood zone regulations, which could affect both the appearance and functionality of the space.
Insurance Considerations While homes on pilings offer enhanced flood protection, insurance premiums for homes in coastal areas can still be high due to the risks associated with hurricanes and flooding. However, building on pilings can lower your flood insurance costs if the home meets FEMA's elevation requirements for the specific flood zone. It’s important to consult with an insurance agent familiar with coastal properties to understand the potential costs and coverage options.

Building Requirements and Codes in Baldwin County, Ono Island, Orange Beach, and Gulf Shores

The construction of homes on pilings in Baldwin County, Ono Island, Orange Beach, and Gulf Shores is subject to various local building codes and regulations designed to ensure safety and minimize flood risks. Below are some important considerations when planning to build on pilings in these areas:

FEMA Flood Zone Regulations Homes in flood-prone areas, including many in Baldwin County and along the Gulf Coast, must comply with FEMA's flood zone requirements. In high-risk flood zones, homes built on pilings must meet minimum elevation requirements to qualify for flood insurance. Builders and homeowners must work with architects and engineers to ensure the home is elevated to the appropriate level above the Base Flood Elevation (BFE).
Baldwin County Building Codes Baldwin County enforces strict building codes that require homes in flood zones to be built on pilings or elevated foundations. The county also mandates that these homes have adequate venting to allow floodwaters to flow through, reducing the potential for structural damage during flooding. Additionally, there may be limitations on the number of floors or the square footage of a home built on pilings in certain zones.
Ono Island Regulations Ono Island has specific rules governing the construction of homes on pilings to preserve the island’s character and ensure safety in flood-prone areas. Building on pilings is often required for homes located in flood zones, and the design must complement the island’s aesthetic. It is essential to work closely with a local contractor familiar with Ono Island's zoning codes and building requirements.
Orange Beach and Gulf Shores Zoning Codes In Orange Beach and Gulf Shores, there are specific guidelines regarding the height and design of homes built on pilings. Local ordinances may limit the maximum allowable height of pilings, especially for properties located within a certain distance from the beachfront. Homes built in these areas must also comply with coastal construction standards designed to minimize environmental impacts, such as setbacks from the waterline and requirements for sustainable building materials.
Environmental Considerations Coastal construction in Baldwin County and surrounding areas must consider environmental protection, including erosion control, stormwater management, and habitat preservation. Builders may need to conduct environmental impact studies to ensure that construction on pilings does not harm local ecosystems. Additionally, local authorities may require permits for work that affects sand dunes, wetlands, or coastal vegetation.

Conclusion

Building or buying a home on pilings can be an excellent choice for those seeking flood protection, stunning views, and a longer-lasting coastal property. However, the process comes with its own set of challenges, including increased construction costs, maintenance considerations, and navigating local building codes and flood regulations. Whether you are interested in a new construction home on Ono Island, Orange Beach, or Gulf Shores, it’s essential to consult with a knowledgeable real estate advisor and experienced contractor to ensure that your home is built to the highest standards of safety, functionality, and style.