A GUIDE FOR BUYING WATERFRONT PROPERTY

by David Medendorp

Whether it's a cabin on the lake, a cottage by the river, or a home on the beach:  Americans have always had an affinity with living on the water.  If you are thinking about buying waterfront property, here are a few guidelines for you to consider.

Lake Size

Larger lakes warm up and cool off more slowly than smaller lakes.  Lakes that are stream-fed get warmer than lakes that are spring-fed.

All-Sports Lakes

Motorboats and jet skis are permitted on all-sports lakes, which make these excellent environments for athletic families who enjoy fast-paced fun.  Homebuyers looking for tranquility may prefer a smaller, "quiet" lake, which allows only rowboats, canoes, sailboats and paddleboats.

Public Access

Lakes, which have public access and boat launches, have their own special advantages and disadvantages.  Although they enable non-resident boaters to use the water, resulting in additional water traffic, they provide a safe, convenient way for resident to remove their boats for maintenance or winterization.  If you are considering buying property that is alongside a road that ends at the lake and allows lake access to nearby resident, find out whether that access road has restrictions.

Lakefront Marina

If you are a boat owner, considering the purchase of a home on a lake that has no marina, be prepared to buy your fuel elsewhere and carry it to your boat.

Homeowner Associations

Many inland lakes have homeowner associations, which serve as liaisons between regulatory bodies such as the Department of Natural Resources and individual homeowners.  Some groups collect an annual fee to fund weed removal or other projects to improve the quality of water and lakefront living.

Weed Removal

Find out if weed growth is a concern among homeowners and whether or not an organized effort is made to control weeds through chemical treatment or harvest.

Water Levels

Some lakes with nearby dams are lowered every couple of years which enables homeowners to make needed repairs to breakwaters, docks and boat hoists.  If the lake was created by a dam, find out who is in charge of the dam and regulating the water levels and who covers the cost of repairs to and replacement of the dam.  If you are considering property along a river or bodies of water that may be subject to flooding, find out whether the property is in a flood plain.

Noise Restrictions and No-Wake Zones

Some lakes restrict motor craft noise during evening and early morning hours.  Find out if the one you're considering has such an ordinance.  You'll want to know where non-wake zones are located to maintain good relations with lakefront neighbors and avoid being stopped by law enforcement officers for a violation.

Water Quality

Assess whether or not the lake you are considering has had historical problems with water quality.  Has swimming or fishing been prohibited due to overgrowth of coliform bacteria or other sources of pollution?  Have lake residents had a problem with "swimmers' itch"?  To put your mind at ease on these matters, contact the county department of health or the Department of Natural Resources.  In addition, counties or local communities may have restrictions on septic fields and the use of fertilizer on lawns on waterfront properties.

Many lakefront homes were originally constructed as summer cottages.  Since then, they have been expanded, winterized and updated, and now serve as year-round residences.  As a result, they can differ dramatically from suburban homes.  Here are a few of the special circumstances that you will want to look into when considering purchasing a waterfront home.

Easements

Since lakefront land is at a premium, many homes were constructed close together.  Check the title carefully to see if there are  any easements that will limit possible plans to expand or alter the home.  Some easements have been established to provide non-lakefront residents access to the water.  If there is an easement, what are the specified uses for it?  If it can be used by nearby property owners, does it allow for a "T" effect?

Septic Systems

A large percentage of lakefront homes are not connected to city sewers; they have a septic system on each property to store waste.  Make certain the septic field meets county size and quality requirements.  Be prepared to replace the field when necessary.  The average life of a septic field is approximately 20 years.

Wells

Ask about whether or not the home you're looking at has city water or a well on the property.  Make certain the well is the proper depth and is located where it can't be contaminated by a septic field.  After severe storms or when water hasn't been used for several days, some property owners with wells report murky water or water with iron deposits.  Many lakefront homeowners manage this by installing a water softener.

Insulation and Windows

Many lakefront homes were constructed as summer cottages with a minimum of insulation and  protection from winds that whip up off the water.  Check to see that the property has adequate insulation and few air leaks around window and doors.

Parking

Newer lakefront homes may feature such amenities as attached garages and spacious driveways.  If you are looking at an older home, it is more likely you'll find a detached garage or no garage at all.  Find out where your guests can park when they come to visit.  Some lake areas prohibit parking on the road.

Boat Houses, Hoists and Docks

If the property you're looking at does not have these features or they are in poor condition, ask what local requirements must be observed to upgrade them.  Some communities prohibit the construction of new boat houses or preclude property owners from restoring boat houses that have deteriorated and insist on their removal.

Breakwater/Sea Wall

Breakwaters are an important device to help control erosion.  If the home you're looking at has a breakwater, make certain it is in good condition.  Installation of new breakwaters can be costly.  If this is necessary, make certain in advance that you can manage the expense.  Most breakwaters require a permit from the Department of Natural Resources or the U.S. Corp of Engineers in "federal navigable waters" as well as local government agencies.

Resources

For more information on waterways and lakefront real estate considerations, here are some resources:

County Building and Safety Department or City Building and Zoning Department

Issues building permits, conducts inspections and issues variances.

County Drain Commission or Department of Public Works

Can discuss the relationship between sewers, septic systems, water table, storm sewers and the waterfront.

County Health Department or Environmental Health Services

Deals with matters affecting the healt of residents; e.g., septic systems, septic field inspections and wells.

Department of Natural Resources

Can respond to questions about water quality, lake levels and aquatic life.

U.S. Corp of Engineers

Has jurisdiction in "federal navigable waters", which include the Great Lakes and connecting waters as well as all major waterways, and "waters of the United States."  Issues permits for "filling of waters", which includes any type of construction including breakwaters, docks/piers, jetties, dredging, etc.  Can respond to questions regarding 100 -year flood plains.

Homeowners Associations

Most inland lakes have homeowners associations.  These groups can provide specific information about the lake and any programs for weed removal or policies regarding fertilizing, etc.

Independent Home Inspectors

Those who have inspected lakefront homes in a particular area may have valuable observation to share.

Independent Septic Inspectors

These individuals can provide information about septic systems near a particular body of water, septic regulations and the nature of the soil.