Building on the Carolina coast

Building near the ocean is a different job from building inland. The rules exist to protect the dunes, the marsh and the homes themselves.

Permits

In North Carolina, development in the 20 coastal counties falls under the Coastal Area Management Act, known as CAMA. In South Carolina, the state’s coastal management program reviews work near beaches and tidal areas. Setbacks from the dune line and the marsh decide where a house can sit.

Foundations

Homes near the beach stand on deep wooden or concrete pilings so storm surge can pass underneath. Flood zone maps set how high the first floor must be.

Wind and salt

Coastal codes call for stronger roof connections, impact-rated windows and stainless or coated hardware that will not rust in salt air.

Dunes and walkovers

Dunes are protected. Access to the beach is by raised walkover, never by cutting through.