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Beach House Construction
How is my home at the beach different from my permanent
residence?
Home construction on the Outer Banks differs from construction
in other areas in several ways. Homes here are designed
to withstand coastal elements—wind, water, and sand—that
may not be relevant in other places. This article highlights
some of the important differences. If you are considering
investing in a home here, this may provide you with a foundation
of knowledge so that you can ask your Realtor and home inspector
important questions.
Foundation
Pilings are common here because they allow homes to be
constructed so that flood waters do not damage the home.
Taller structures also take advantage of views and breezes.
Most Outer Banks homes are constructed on a piling foundation.
Typically, 8” x 8” pilings are placed at least 8 feet in
the ground (16 feet in the ground for homes closer to the
ocean). The pilings are set by injecting water into the
ground and are held in place by the pressure of the sand.
Older homes are often resting on 6” pilings. Round pilings
are sometimes used as well. A home resting on pilings may
sway with a strong wind more than a home built on a traditional
foundation. Because of the nature of sand, Outer Banks homes
may also settle over time.
If settling is a problem or if a home needs to be moved
because of erosion or the owner’s plans, a home on pilings
can be raised up and reset or loaded onto a truck and moved
fairly easily.
It is not uncommon for a home with a piling foundation
to have a living area on the ground level. This floor is
supported by a concrete slab that is at least 4” thick.
While most Outer Banks homes are on pilings, some are
built entirely on a slab foundation. These homes may also
have a concrete block footer underneath the perimeter of
the slab to stabilize and anchor the structure.
In some year-round residential neighborhoods, traditional
concrete block foundations are used.
Roof
Most Outer Banks homes have asphalt shingles. This type
of roof is affordable and easily repaired if damaged by
wind. Architectural shingles tend to perform better than
less expensive shingles. Shingle damage is the most common
damage after a large storm.
Metal roofs are becoming more common and do well in the
coastal environment, but they generally cost much more initially
than an asphalt shingle roof. In some neighborhoods cedar
shingles are required or preferred by owners for their appearance.
Siding
Siding options are varied on the Outer Banks and the
choice depends on the owner’s tastes and budget. Cedar shakes
are the most traditional option and have protected homes
here for years. Cedar is naturally resistant to rot and
withstands the wind, sun and sand well. As shakes age, they
may turn a darker color that is typical of our historic
homes. Treating shakes with a sealer may slow the darkening
process and prolong the life of shakes by preventing them
from drying and cracking. Untreated shakes may last for
years, and sealed shakes usually last longer, depending
on the exposure to the elements and maintenance.
Cement fiberboard is a fairly new product, also known
as the brand name “Hardiplank,” that performs well here.
Because it is a cement product it will not rot, although
it will deteriorate if it is in constant contact with water.
Cement fiberboard needs to be painted, but typically does
not need to be repainted as often as wood. Since it does
not rot and will not deteriorate, cement fiberboard may
be the most permanent option.
Vinyl siding is an affordable and attractive option for
many homes. It comes in a variety of styles, colors and
prices. While it is often touted as “maintenance free,”
it is not uncommon for strips of vinyl to blow off one or
more walls of a home here during a strong storm.
Wood lap siding is also a good option for homes here.
Wood may be sealed, painted, or left natural. Like cedar
shakes its longevity is dependent upon its exposure and
maintenance. In some older homes wood sheet siding is painted
or left untreated.
Asbestos shingles are also common in older homes. They
continue to perform well here, although they should not
be disturbed so that harmful particles are not released.
Water is the most damaging element to most types of siding
and the walls they protect. If roofs and windows are maintained
so that water is not allowed to enter, then rot can be prevented.
Windows
In new construction, windows are required to be rated
to withstand wind and water penetration. Windows must have
a DP rating of 45 or 50. This rating is based on the amount
of expected water penetration during high winds. It is not
a measure of the wind speed that the window can handle.
Large windows maximize views and light, but may be more
likely to be damaged in a storm.
Landscaping
Many yards at the beach are left natural. This may be
the least expensive and most environmentally friendly option
for landscaping. Many owners do not want to spend their
time at the beach doing yard work.
The harsh conditions at the beach make it difficult to
grow some types of plants that thrive inland. While irrigation
and fertilizer can be used to make most plants grow here,
using ground water on an island that has a very limited
supply of fresh water for a vacation home is a poor choice
for the environment. Smart owners who want more landscaping
options use decorative grasses, cacti, and other drought
and salt tolerant plants to create an attractive landscape
without the need for excessive water.
If you are considering investing in a home at the beach,
learn as much about the home as possible. The construction
materials and the level of maintenance a home has received
over time are very important indicators to determine how
well it will continue to stand up to the elements in the
future.
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