What You Should Know Before Buying (or selling) a Waterfront Home
In February 2002, the U.S. Environmental Protection Agency (EPA) forced major wood-treatment manufacturers to stop using arsenic-based preservatives (CCA) in pressure treated lumber. While the new treatment process is safer the result is a product that doesn’t last nearly as long as its predecessor.
Ever Wonder why your new deck didn’t look new for very long?
Buying a waterfront home can be a dream come true but that dream can quickly turn into a costly mistake if you overlook one critical inspection: the dock. While the dock may look perfectly fine from above the waterline, what’s underneath, internal, or what’s missing on paper, could tell a very different story.
1. Why a Dock Inspection Is Essential
A dock inspection is one of the most overlooked yet most important evaluations when purchasing a waterfront property. Just because a dock looks nice doesn’t mean it’s structurally sound or built with the right materials. In fact, docks built after 2004 often use pressure-treated lumber that doesn’t have the same longevity or resistance to decay as older materials. That’s because in 2004, copper and arsenic were removed from the lumber treatment process reducing durability and increasing susceptibility to rot and insect damage.
As a result, many docks built after 2006 struggle to last more than 10 years in some cases, especially if they haven’t been properly maintained. Newer treated lumber that is exposed to water may start to turn black, usually from the middle of the board outwards. This is often a sign of internal rot. A qualified dock inspector can evaluate whether the structure has interior rot, hidden corrosion, or weak points that could lead to costly repairs after you close on the home.
2. Licensing and Permit Issues
In North Carolina, contractors who aren’t licensed for jobs exceeding $40,000 (and many aren’t) often understate project values in order to secure a permit. It’s not unusual for someone to pull a permit for a smaller amount while charging $100,000 or more for the full build- which means that usually- the final permit is never closed out with the county. This falsification is more common than most buyers realize, and it can create legal and resale headaches down the road. Before purchasing, verify that your dock’s permit was properly issued, inspected, and finalized.
3. Engineering and Safety Concerns
Many docks use 6×6 pressure-treated posts to support roof systems or boat lifts. The problem? These posts are not engineered to handle the heavy loads associated with modern boats. Today’s larger vessels, especially wake boats, can easily exceed 6,000 pounds. A dock that isn’t structurally designed to bear that weight puts your investment and your safety at risk.
Watch for signs of stress like warped or twisted posts, which may indicate the dock is under more strain than it was designed to handle. A properly engineered dock should include reinforced pilings and lift supports specifically rated for the weight of the boat it’s carrying.
4. Duke Energy Permits and Registration
Every dock on Lake Norman must be registered and permitted through Duke Energy’s Shoreline Management Program. Each dock should have a tag issued by Duke, confirming it’s approved and registered to that specific property. This applies not only to private docks but also to community slips. Before purchasing, verify the dock tag and ensure it matches the property’s address and permit record. I can provide you with the contact at Duke.
5. Dock Size Restrictions and Upcoming Rule Changes
Dock size is another area where rules have evolved.
Currently, there are about 15,000 private docks and another 15,000 community slips on Lake Norman. Some estimate that as many as 5,000 or more of those structures may need replacement within the next few years, making it even more important to know the age and condition of your dock before buying or selling.
6. Dredging Rules and Safety
If your property requires dredging, be aware that Lake Norman restricts dredging between March 1 and July 1 due to fish spawning season. If it’s already been dredged it’s important to check how the lake bed cut was sloped. A safe and compliant slope should be three-to-one (3:1) meaning the sides of the cut should be sloped and not sharp. Sharp underwater drops can be dangerous, particularly for swimmers and children who might not be able to pull back up from a steep ledge.
The Bottom Line
Buying a waterfront property is about more than just the view- it’s about protecting your investment. A thorough dock inspection can uncover hidden issues that even seasoned home inspectors might miss due to unfamiliarity. From structural safety to proper permits and shoreline compliance, every detail matters.
If you’re considering buying or selling a waterfront home on Lake Norman, I can help connect you with a qualified dock inspector and ensure every detail is handled correctly before closing.
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What You Should Know Before Buying (or selling) a Waterfront Home
In February 2002, the U.S. Environmental Protection Agency (EPA) forced major wood-treatment manufacturers to stop using arsenic-based preservatives (CCA) in pressure treated lumber. While the new treatment process is safer the result is a product that doesn’t last nearly as long as its predecessor.
Ever Wonder why your new deck didn’t look new for very long?
Buying a waterfront home can be a dream come true but that dream can quickly turn into a costly mistake if you overlook one critical inspection: the dock. While the dock may look perfectly fine from above the waterline, what’s underneath, internal, or what’s missing on paper, could tell a very different story.
1. Why a Dock Inspection Is Essential
A dock inspection is one of the most overlooked yet most important evaluations when purchasing a waterfront property. Just because a dock looks nice doesn’t mean it’s structurally sound or built with the right materials. In fact, docks built after 2004 often use pressure-treated lumber that doesn’t have the same longevity or resistance to decay as older materials. That’s because in 2004, copper and arsenic were removed from the lumber treatment process reducing durability and increasing susceptibility to rot and insect damage.
As a result, many docks built after 2006 struggle to last more than 10 years in some cases, especially if they haven’t been properly maintained. Newer treated lumber that is exposed to water may start to turn black, usually from the middle of the board outwards. This is often a sign of internal rot. A qualified dock inspector can evaluate whether the structure has interior rot, hidden corrosion, or weak points that could lead to costly repairs after you close on the home.
2. Licensing and Permit Issues
In North Carolina, contractors who aren’t licensed for jobs exceeding $40,000 (and many aren’t) often understate project values in order to secure a permit. It’s not unusual for someone to pull a permit for a smaller amount while charging $100,000 or more for the full build- which means that usually- the final permit is never closed out with the county. This falsification is more common than most buyers realize, and it can create legal and resale headaches down the road. Before purchasing, verify that your dock’s permit was properly issued, inspected, and finalized.
3. Engineering and Safety Concerns
Many docks use 6×6 pressure-treated posts to support roof systems or boat lifts. The problem? These posts are not engineered to handle the heavy loads associated with modern boats. Today’s larger vessels, especially wake boats, can easily exceed 6,000 pounds. A dock that isn’t structurally designed to bear that weight puts your investment and your safety at risk.
Watch for signs of stress like warped or twisted posts, which may indicate the dock is under more strain than it was designed to handle. A properly engineered dock should include reinforced pilings and lift supports specifically rated for the weight of the boat it’s carrying.
4. Duke Energy Permits and Registration
Every dock on Lake Norman must be registered and permitted through Duke Energy’s Shoreline Management Program. Each dock should have a tag issued by Duke, confirming it’s approved and registered to that specific property. This applies not only to private docks but also to community slips. Before purchasing, verify the dock tag and ensure it matches the property’s address and permit record. I can provide you with the contact at Duke.
5. Dock Size Restrictions and Upcoming Rule Changes
Dock size is another area where rules have evolved.
Currently, there are about 15,000 private docks and another 15,000 community slips on Lake Norman. Some estimate that as many as 5,000 or more of those structures may need replacement within the next few years, making it even more important to know the age and condition of your dock before buying or selling.
6. Dredging Rules and Safety
If your property requires dredging, be aware that Lake Norman restricts dredging between March 1 and July 1 due to fish spawning season. If it’s already been dredged it’s important to check how the lake bed cut was sloped. A safe and compliant slope should be three-to-one (3:1) meaning the sides of the cut should be sloped and not sharp. Sharp underwater drops can be dangerous, particularly for swimmers and children who might not be able to pull back up from a steep ledge.
The Bottom Line
Buying a waterfront property is about more than just the view- it’s about protecting your investment. A thorough dock inspection can uncover hidden issues that even seasoned home inspectors might miss due to unfamiliarity. From structural safety to proper permits and shoreline compliance, every detail matters.
If you’re considering buying or selling a waterfront home on Lake Norman, I can help connect you with a qualified dock inspector and ensure every detail is handled correctly before closing.
