Seawalls, Berms And Bulkheads: Owner Guide

Thinking about a seawall, berm, or bulkhead at your Newport Beach property? You’re not alone. Waterfront owners here balance beauty with risk, and smart planning protects both your home and your time. In this guide, you’ll learn what each structure does, how permits work locally, realistic costs and timelines, and the must‑do steps before you build or buy. Let’s dive in.

Seawalls, berms, and bulkheads explained

A seawall is a vertical or near‑vertical structure at the shoreline that reduces flooding and wave overtopping. A bulkhead is a similar wall that retains land behind it, often used in harbors and canals. A berm is a horizontal or gently sloped sand or earthen feature that absorbs wave energy and adds elevation.

These terms matter because different designs trigger different permits and reviews. The California Coastal Commission treats armoring types differently and expects a strong hazards and sea‑level‑rise analysis in applications. See the state’s expectations in the Coastal Commission’s planning and permitting guidance.

Newport Beach shoreline today

Much of Newport Harbor, including Balboa Island and the Balboa Peninsula, has historic seawalls and bulkheads built in the early to mid‑1900s. The City has been upgrading select segments through phased work, like the Balboa Island capping project that raised effective wall height to reduce overtopping. Local reporting covers the Balboa Island sea wall capping project completion.

The City also advances bridge and wall improvements around Collins Island as part of broader adaptation planning. City leadership approved the Collins Island bridge rebuild with higher seawalls, illustrating a phased approach to future water levels.

Newport Beach has a certified Local Coastal Program, so the City issues most Coastal Development Permits. Start with the City’s LCP FAQ to understand when a CDP applies and how local review works.

Permits and who approves your project

Building or repairing shoreline protection usually involves multiple agencies. Requirements depend on location, scope, and whether work affects navigable waters or public trust lands.

When you need a permit

Repairs that change structure, footprint, or occur below mean high tide typically require a City CDP and may trigger state or federal permits. Confirm early with the City’s Planning and Public Works teams using the Local Coastal Program FAQ.

Key agencies to know

• City of Newport Beach. Issues most CDPs and building permits within the LCP. Handles oceanfront encroachment permits for private improvements into the public right‑of‑way.
• California Coastal Commission. Oversees statewide policy and hears appeals of certain local permits. The Commission expects sea‑level‑rise and hazards analysis in project design.
• U.S. Army Corps of Engineers. Section 404 and 10 permits apply to dredge or fill and work in navigable waters. Learn about permits in the Corps regulatory program overview.
• California Department of Fish and Wildlife. Section 1602 Lake and Streambed Alteration agreements may apply where work affects banks or habitat. See the LSA program overview.

How the process typically flows

1. Pre‑application with Newport Beach Planning/Public Works to confirm CDP triggers and encroachment rules. Use the City’s LCP FAQ as your starting point.
2. Hire consultants to prepare geotechnical, coastal engineering, and biological studies. CDFW and other agencies commonly require surveys and timing windows.
3. Apply for any needed federal and state permits, such as USACE Section 404/10. These can run parallel with City review.
4. Submit your City CDP and building permits. Some projects can be appealed to the Coastal Commission.

Design, environment, and sea‑level rise

Expect site‑specific engineering. Older harbor walls sometimes have shallow embedment in bay mud, so upgrades may require deeper piles or outboard walls. Top‑of‑wall elevation must address wave overtopping and include future sea‑level scenarios for the design life.

Biological surveys often check intertidal habitat and eelgrass. Agencies can require mitigation, turbidity controls, and dewatering plans to protect water quality. Plan for these requirements in both schedule and budget.

State policy expects you to use the best available sea‑level science. The California Ocean Protection Council’s 2024 guidance provides current scenarios and planning expectations. The Coastal Commission’s guidance also explains how sea‑level‑rise analysis ties into permitting.

Costs, timelines, and ownership

Costs vary by material, access, and site complexity. Consumer cost overviews show seawalls and bulkheads often ranging from the low hundreds to several hundred dollars per linear foot, with higher costs for complex sites and premium materials. Review national ranges and then obtain local engineer and contractor bids.

Permitting timelines depend on scope. Straightforward repairs within City authority can be quicker, while projects that involve submerged lands, dredge or fill, or habitat may take many months due to USACE and state reviews. Factor consultant studies into your plan.

Ownership matters. If a wall is within a private lot, the owner typically maintains it. If the City owns the wall, upgrades come through capital programs. Confirm deeds, easements, and any encroachment agreements. For oceanfront improvements that extend into the public right‑of‑way, review the City’s oceanfront encroachment permit page.

Flood risk can influence insurance and lending. Check your parcel’s FEMA flood zone using the City’s FEMA map resources and discuss impacts with your insurer.

Alternatives reviewers will ask about

State policy treats hard armoring as a last resort where alternatives can work. Reviewers will ask you to consider options like beach nourishment, engineered berms with vegetation, living shorelines, or strategic relocation of improvements. The Coastal Commission’s planning guidance outlines how to document alternatives and demonstrate why a wall is necessary at your site.

Owner due diligence checklist

Use this quick list to save time and avoid surprises:

• Confirm ownership and easements. Verify where the wall sits, who maintains it, and any recorded rights or obligations.
• Check permit history. Ask the City for prior CDPs, building permits, and any conditions of approval.
• Assess flood status. Review your FEMA flood zone and whether elevation or floodproofing applies.
• Meet the City early. Schedule a pre‑application conversation using the Local Coastal Program FAQ as your guide.
• Hire the right team. Engage a coastal or structural engineer and a marine biologist early to scope studies and design.
• Plan for sea‑level rise. Use OPC guidance to set design elevations and life‑cycle expectations.
• Budget for permitting. Build time for USACE, CDFW, and City reviews into your schedule.
• Confirm encroachments. If oceanfront improvements extend into public right‑of‑way, review the City’s oceanfront encroachment permit requirements.

Buying a waterfront home in Newport Beach

If you are shopping in Newport Harbor or along the oceanfront, add these items to your offer and inspection plan:

• Request wall documentation. Ask for as‑built plans, age, material, and last inspection or repair records.
• Review FEMA and insurance. Confirm flood zone status and talk with your insurer about premiums.
• Inspect condition. Look for cracking, bowing, corrosion, settlement, or frequent overtopping during high tides or storms.
• Verify permits. Confirm past CDPs and any open code issues with the City.
• Consider long‑term plans. Ask about neighborhood‑level adaptation, such as Balboa Island’s phased improvements.

Your next smart step

Every shoreline property is unique. A focused plan, the right experts, and a clear permit path will protect your time and investment. If you are weighing repairs, a new build, or a purchase on the water, connect with Michelle for discreet guidance and a tailored strategy. Start the conversation with Michelle Trotter.

FAQs

What is the difference between a seawall, berm, and bulkhead?

• A seawall is a vertical barrier for waves and flooding, a bulkhead retains land in harbors and canals, and a berm is a sloped sand or earthen buffer that absorbs wave energy.

How are seawall permits handled in Newport Beach?

• The City issues most Coastal Development Permits under its certified Local Coastal Program, with some projects appealable to the California Coastal Commission.

Do I need federal or state permits for waterfront work?

• You may, especially if work involves navigable waters or dredge and fill; USACE Section 404/10 and CDFW LSA agreements are common on larger or in‑water projects.

How long does seawall permitting usually take in Newport Beach?

• Simple repairs can be faster, while replacements or in‑water work often require months due to multi‑agency reviews and required technical studies.

What do agencies expect for sea‑level rise planning?

• Agencies expect you to use current state guidance and include sea‑level scenarios in design, with analysis of alternatives to hard armoring where feasible.

Where can I check my property’s flood zone in Newport Beach?

• Use the City’s FEMA flood map resources to confirm your zone and discuss insurance impacts with your lender and insurer.

Are oceanfront encroachments allowed for private improvements?

• Some oceanfront features require an encroachment permit into the public right‑of‑way; review the City’s oceanfront encroachment program before you design.