If you own a home in Brunswick County, or you’re shopping for one in Leland, Southport, Oak Island, or the Calabash area, your lawn sprinklers just became a local government topic. On Monday, Nov. 2, 2026, the Brunswick County Board of Commissioners is scheduled to take up updates to the county’s Water Shortage Response Plan and Water Emergency Ordinance. Here’s what’s on the table, what already changed this year, and what it means for homeowners and buyers on Brunswick County water.
What’s Happening on Nov. 2
At its Oct. 19 meeting, the Board of Commissioners held a public hearing on proposed updates to the plan and ordinance. Nobody signed up to speak, and the board voted unanimously to table action and continue the hearing to Nov. 2 so commissioners could review the changes and send comments to staff, according to the county’s meeting summary. The Nov. 2 agenda asks the board to hold that continued hearing and adopt the updated plan.
This is the second round of changes this year. In July, commissioners updated the plan after a dry stretch strained the system. Port City Daily reported on July 8, 2026 that the update added fines for ignoring mandatory restrictions and created a new, less strict stage before the county has to order mandatory cutbacks.
What the Proposed Changes Would Do
WECT reported on Oct. 20, 2026 that the county wants to fine-tune the plan based on how it worked during this year’s dry spell, feedback from residents, and advice from state regulators. The proposed changes include:
- A weekly average instead of a streak. Under the current plan, a Stage 1 alert can be triggered by three consecutive days of demand above 80% of water plant production capacity. The proposal would track a weekly average instead, which officials say gives a clearer picture of whether the system is actually under strain.
- Drought conditions as a factor. The plan would consider how drought affects the county’s water sources, not just daily demand.
- Suggested watering schedules. The idea is to spread irrigation out so fewer systems run at the same time.
- Relief from HOA watering rules. The proposal would loosen some rules that currently push residents to keep watering because of neighborhood covenants.
That last point matters in a county full of planned communities. Plenty of Brunswick County neighborhoods have covenants that require green, well-kept lawns, which can put homeowners in a tough spot when the county is asking everyone to cut back.
Why This Matters for Homeowners
Fines are real now
Since July, breaking mandatory restrictions comes with a cost. Port City Daily reported Stage 2 penalties of $50 for a first offense, $200 for a second, and $300 plus water disconnection for a third, with later offenses potentially costing $5,000 or more. Stage 3 penalties are steeper, according to a Village of Bald Head Island notice about the county’s restrictions.
Irrigation schedules can change fast
During this year’s Stage 3 warning, the county allowed automatic irrigation only twice a week, on assigned days between 8 p.m. and 4 a.m., at less than an inch of water per week, according to a county news update. If you have a smart controller, it’s worth knowing how to reprogram it quickly. If you’re away part of the year, make sure whoever manages your property knows the rules too.
Your HOA and the county play by different rules
The county doesn’t enforce private covenants, and HOAs enforce their own rules through their governing documents. If the plan changes on Nov. 2, check how your HOA responds. Many boards pause lawn-related enforcement during county restrictions, but that’s up to each community.
What It Means for Buyers
Water rules aren’t a reason to skip Brunswick County, but they belong on your due diligence list, especially if you’re moving from somewhere with plenty of water:
- Know your water provider. Some areas are served by Brunswick County Public Utilities, while some towns and communities have their own systems or private wells. The county’s restrictions apply to county water customers.
- Look at the irrigation setup. Ask whether the home has an automatic system, whether it’s on a separate irrigation meter, and whether the community uses reclaimed water or a private well for common areas. The county’s Stage 3 schedule noted that golf courses using private groundwater wells or reclaimed water were treated differently.
- Read the covenants. Look for landscaping and lawn-care requirements in the HOA documents, and ask the HOA how it handled this year’s restrictions.
- Think about landscaping. Drought-tolerant, native coastal plants cut down on watering and on worry when restrictions hit.
Other Water Changes on the Calendar
On Oct. 19, commissioners also approved new bulk water fees for haulers who fill trucks or tanks from fire hydrants, starting Jan. 1, 2027. County Public Utilities Director John Nichols told WECT those fees apply only to bulk users drawing water straight from hydrants, not to regular customers on a meter. The related hydrant policy is also slated to return on Nov. 2. Regular water and sewer rates for fiscal year 2026-27 took effect July 1, 2026, and are posted on the county’s Water & Sewer Rates page.
FAQ
Is Brunswick County under water restrictions right now?
Restrictions change with conditions. Check Brunswick County Public Utilities’ latest announcements for the current stage before adjusting your irrigation.
Will the new plan change my water bill?
The proposed plan updates deal with how and when the county declares shortages and what’s restricted. They aren’t a rate change. The new bulk water fees apply only to people who buy water directly from hydrants.
Can my HOA fine me for a brown lawn during restrictions?
HOAs enforce their own covenants, so it depends on your community. The proposed update aims to ease conflicts between county restrictions and neighborhood watering rules, so watch what the board adopts on Nov. 2 and ask your HOA how it plans to respond.
Does this affect homes on private wells?
The county’s restrictions are aimed at Brunswick County water customers. If you’re on a private well, they generally won’t apply, but local and state guidance during a drought still matters.
Thinking About Buying or Selling in Brunswick County?
From Leland to Sunset Beach, we help clients look past the listing photos to the details that shape everyday life, including water service, HOA rules, and upkeep. If you have questions about a home or a community, reach out to Aspyre Collective and we’ll help you sort it out.
