Ocean Pines addresses questions about bulkhead assessments

In response to recent resident questions about bulkheads, the Ocean Pines Association has issued the following on the bulkhead assessment. 

According to General Manager John Viola, recent increases in the annual assessment for Ocean Pines waterfront lots are due to the higher cost of materials and labor, a new staging area, and an effort to address prior bulkhead funding levels. 


History

Waterfront lots in Ocean Pines historically have been assessed a fee, in addition to the base assessment, to replace and maintain the community’s bulkheads, according to Director of Public Works Eddie Wells. Bulkheads are located on individually owned lots as well as on property owned and maintained by the Association. 

In total, Ocean Pines maintains just under 98,000 linear feet of bulkheads. 

“It takes about 30 years to do all of the bulkheads if we do 3,000 linear feet a year,” Viola said, meaning the Association has replaced all bulkheads at least once since the community was developed.


Replacement process

Bulkhead replacement is completed in four-year increments, which includes time needed to obtain permits required by the state, the county and the U.S. Army Corps of Engineers before work can begin. The Association is currently finishing the second year of a four-year permitted plan, said Nobie Violante, who leads the bulkhead program for Ocean Pines.

Ocean Pines has also been proactive in making sure that replaced bulkheads last as long as possible.

“Some of the steps that the Association has taken to extend the life of the bulkheads is to use vinyl instead of wood. This will add 10-20 years of life expectancy to the bulkheads and takes care of the issues we have had with worm damage in some areas,” Violante said.


Rising costs

The cost to replace a bulkhead has increased drastically over the last 10 years due to an increase in labor and materials, Wells said. 

“The state has made it harder to work in the waters of the bay, which requires more work from the Association and the contractor,” he said. Fees for required permits have also increased.

The biggest reason for the increase in assessments for waterfront lots, however, has been in the cost of materials.

“The cost per linear foot in 2013 was $220. That increased to $355 last year. This year the price went up to $365. The Association signed a contract early in the process to hold that price. If we hadn’t done that, we could have been paying as much as $450 per linear foot by 2022,” Viola said.


Property owner benefits

Assessment increases are given careful consideration, Wells said. “I know that times are tight with everyone, especially over the past year.”

However, Wells said that those increases are far below what the average property owner would pay to replace bulkheads at their own expense. He also pointed out that some sections in Ocean Pines are already responsible for maintaining and repairing their bulkheads.

“The average waterfront lot in Ocean Pines is 60-80 feet of bulkhead. When they fail or need to be repaired, it could cost the resident $30,00-$40,000 to replace out of their pocket,” he said.


Future plans

Although the Association works to control costs, increases will most likely be unavoidable, Wells said. “We’re working to keep the price as low as possible, but market costs are beyond our control.”

Based upon prior years’ funding history, Ocean Pines is working to cover current and future bulkhead maintenance and replacement costs, Viola said. The bulkhead program was addressed during the public budget review process with the Budget and Finance Advisory Committee and the Board of Directors, in accordance with the Association’s governing documents.

“We’ve been proactive in controlling costs. In addition to signing contracts earlier in the replacement process to lock in lower prices, we also entered into an agreement to use a third-party commercial property as a bulkhead staging area once the Swim and Racquet Club property was no longer feasible for that purpose,” Viola said. “The Association tries everything it can to keep costs low.”