Docks, Lifts and Boathouses: What to Check Before You Buy

For many lake owners, the dock is where summer actually happens. Morning coffee, the first swim, the boat ride to dinner all start there. When you buy a lake home, the dock, lift and any boathouse come with their own condition, rules and seasonal routine, and they deserve their own look.

Docks: condition and fit

Docks on the chain range from simple sectional docks to larger systems with platforms and canopies. On a showing, I look at:

• The age and material of the dock: wood, aluminum or composite.
• The condition of legs, pads, brackets and decking.
• Whether the dock reaches water deep enough for the boat you plan to use.
• How the shoreline and bottom work with the dock: sand, rock or soft bottom.

Water depth near shore varies widely across the chain. On a shallow lake like Arrowhead, where the maximum depth is 13 ft, a longer dock may be needed to reach usable water. On deeper lakes, the drop-off can come quickly. The individual lake guides are a good starting point, and the dock site itself tells the real story.

Boat lifts

A boat lift protects your boat from waves and keeps the hull out of the water. When a lift is included in a sale, ask:

• What type of lift is it, and what weight is it rated for?
• Does it fit the boat you plan to own?
• Is it manual or powered, and if powered, how is it charged?
• Are the canopy and cover in good condition?
• When was it last serviced?

Make sure the purchase agreement clearly states which docks, lifts and watercraft are included. These items are sometimes treated as personal property, and clarity in writing avoids confusion at closing.

Boathouses and shoreline structures

Some older properties on the chain have boathouses or other structures close to the water. These can be charming and useful, but they also come with questions. Structures near the shoreline are regulated, and rules about repair, replacement or expansion can be strict. Whether an existing boathouse can be rebuilt, enlarged or converted depends on county and DNR requirements.

Before you buy a home with a boathouse, or plan to change one, confirm the rules with Crow Wing County or Cass County and the Minnesota DNR. Do not rely on what a previous owner says was allowed. I also look at the structure itself: the foundation at the waterline, the roof, signs of ice damage and the condition of any doors or lifts inside.

Permits and rules: ask first

Rules for docks, lifts, boathouses and shoreline work are set by the DNR and the counties, and some cities have their own requirements. Size limits, placement, and what you can do to the shoreline or lake bottom can all be regulated. Requirements change over time, and they can differ by lake and by property.

If you plan to add a dock, extend one, install a new lift, add a swim raft or do any shoreline work, check first with the Minnesota DNR and the county. It is far easier to ask before you start than to correct something later.

Winter removal and spring install

Ice on Minnesota lakes is powerful. It can shift, lift and crush docks and lifts left in the water. Most owners on the chain remove docks and lifts every fall and reinstall them in spring. Some do it themselves; many hire a local service.

When you buy, ask the seller who has handled this, what it costs, and when it is usually scheduled. Fall slots fill up, so if you close late in the season, plan quickly. Ask, too, where the dock sections are stored over winter and whether storage space is part of the property. A dock that has been left in through an ice season deserves a careful look in spring.

Budgeting for the water's edge

Docks, lifts and their seasonal care are a real part of lake ownership. When you plan your budget, include installation and removal, occasional repairs, eventual replacement, and insurance. Docks, lifts and boats may be covered differently from the house, depending on the carrier, so ask an insurance agent how each piece would be handled.

You can browse current homes for sale and pay attention to what each listing includes at the shoreline.

Talk it over with David

If you are looking at a lake home and want help sizing up the dock, lift or boathouse, I am glad to walk the shoreline with you. Learn how I work with buyers on the buyers page, and start a search whenever you are ready.

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