It may be January but you know the drill … the spring and summer months will be here before you can say “I should have planned ahead!” 

As the warmer months approach, everyone rushes to start construction, upgrades, and dock installations. But before the first shovel hits the dirt, early permitting is the single most important step you can take to protect your investment—especially if you’re considering purchasing a vacant lakefront lot. Opportunities like these are rare, and the ability to design both your home and your dock from the ground up is the ultimate lake-living luxury. Still, securing the proper permits can determine whether your dream is achievable.

Before making an offer, your first question shouldn’t be “Can I afford it?” but “Is it buildable?” Start by asking whether a recent survey has been completed—older plat maps often mislabel property lines, easements, right-of-ways, and public infrastructure. A new survey is essential; it’s the foundation for determining whether the lot meets today’s building requirements.

From there, the permitting picture becomes more detailed. Shoreline classification, overhead utilities, linear shoreline length, setbacks, cove width, FERC boundaries, projection lines, and the well-known 760 Line all influence where, or if, a dock can be constructed. These factors can make or break a property’s value. 

If everything checks out, you can begin dock design and submit the application package. Sellers who list their property as having “permits in hand” have already invested in engineering plans and permitting fees, which often amount to several thousand dollars but greatly increase buyer confidence.

One important detail: Duke Energy and county reviewers do not issue pre-approvals. A dock may only be built exactly as approved under its specific application. If the buyer prefers a different design, the entire process—design, engineering, and fees—must start over at the buyer’s expense.

For buyers, investing in a lot with approved permits minimizes risk. The due diligence is complete, and you have assurance that the property is buildable and suitable for true lakefront living. For sellers, it eliminates uncertainty, speeds up negotiations, and often increases market value.

If you’re planning to buy, sell, or build on Lake Norman, start early and start smart. With the right guidance, your dream property can become a reality this summer.

SIDE GRAPHIC:

Avoid “After the Fact” Permits

Home projects (especially docks) can get costly fast, and permits are a major part of the process. “After the Fact” permits occur when work begins without approval or when the scope changes mid-project. While fixable, these permits can double or triple fees and delay construction. Before replacing or enlarging a boat slip, always consult a professional and confirm what’s required.

DO:
• Consult a permit facilitator.
• Use licensed contractors.
• Obtain sealed engineering plans.
• Provide a recent survey.
• Gather prior permit history.

DON’T:
• Start work without permits.
• Buy used slips without guidance.
• Demo structures before approval.

Erica McIntosh is the owner of Premier Permits of the Carolinas. Call her with any questions you may have at 704.917.9911, email [email protected], or visit www.premierpermitscarolinas.com.

Photo Credits to Chelsea Bren of Chelsea Bren Photo + Design.