Good points about the seals and siding—I overlooked those at first too. Another sneaky expense is decking material. Regular wood decks look great initially, but salt air and moisture really beat them up fast. Composite decking costs more upfront, but honestly, it's saved me a ton of hassle (and money) in maintenance over the years. Learned that lesson after sanding and staining my old deck every other season...never again.
Totally relate to the decking struggle. When we first got our historic beach place, I was determined to keep everything authentic—went with beautiful cedar decking. Looked amazing...for about one summer. After two years of sanding, staining, and battling salt damage, I finally admitted defeat and switched to composite. Best decision ever. Sometimes practicality has to win over charm, especially near the ocean. Lesson learned the hard way here too!
Composite decking is definitely the way to go near saltwater—cedar looks great initially, but the maintenance is brutal. I've flipped a couple beach properties and learned quickly that materials choice can make or break your budget. Composite costs more upfront, but when you factor in the annual sanding, staining, and repairs cedar demands, composite ends up cheaper long-term. Plus, buyers usually appreciate the low-maintenance aspect.
That said, decking is just one piece of the puzzle. Have you thought about windows and doors yet? Salt air can really do a number on traditional wood frames and hardware. I've had good luck with fiberglass or vinyl-clad windows—they hold up well and still look decent. Curious if anyone's had experience with aluminum frames near the ocean...I've heard mixed reviews on corrosion resistance.
"Curious if anyone's had experience with aluminum frames near the ocean...I've heard mixed reviews on corrosion resistance."
I've used aluminum frames on a beach property before, and honestly, I'd steer clear if you can. Even the ones marketed as "marine-grade" or corrosion-resistant eventually showed signs of pitting and oxidation after just a few years. Salt air is relentless, and aluminum just doesn't hold up as well as you'd hope. Sure, you can slow it down with regular cleaning and protective coatings, but that's just another maintenance chore to add to your list.
Fiberglass windows, on the other hand, have been a solid choice for me. They're tough, don't warp, and the finish holds up surprisingly well against salt spray. Vinyl-clad windows are decent too, but I've noticed they can fade or discolor a bit faster in direct sunlight. Still, they're miles ahead of wood or aluminum in terms of durability and low maintenance.
Another thing to factor into your budget is hardware—hinges, handles, locks, etc. Stainless steel is your friend here. It costs more upfront, but trust me, it's worth every penny. I learned this the hard way after replacing cheaper hardware multiple times due to rust and corrosion. Even "coastal-rated" hardware can fail quicker than you'd expect if it's not stainless.
Also, don't overlook your exterior lighting fixtures. Salt air chews through cheap metal fixtures like candy. I've switched to composite or resin-based fixtures with stainless steel or brass components, and they've held up great. A bit pricier initially, but again, saves you headaches down the road.
Bottom line, renovating near the ocean means spending a bit more upfront to save yourself from constant repairs and replacements later. It's tempting to cut corners, but saltwater environments are unforgiving.
"Fiberglass windows, on the other hand, have been a solid choice for me."
Interesting to hear fiberglass holds up well—I hadn't considered that option yet. I'm just starting my first beach house renovation and trying to figure out how much extra I should realistically budget for these coastal-specific upgrades. Did you find fiberglass significantly pricier than aluminum or vinyl, or was it pretty comparable once you factored in maintenance costs?
