Use this checklist to record what must be investigated, the responsible professional, the evidence received and the relevant contract deadline. A completed checklist does not eliminate every risk, but it helps distinguish a verified answer from an assumption.
It complements, not replaces, your attorney, inspector, and lender.
The Waterfront Essentials
Non-negotiables on any lakefront purchase.
Duke Energy Dock Permit
Confirm current dock authorization and compliance, the required ownership-change process and whether proposed modifications can be approved with the responsible authority. Review condition separately; no one item substitutes for the rest of the purchase investigation. Dock guide →
Water Depth and Cove Orientation
Verify usable water depth at the dock across lake levels, and understand main-channel vs. cove trade-offs for your use. Water depth & coves →
Survey, Shoreline, and Encroachments
Review a current survey, the Duke project boundary, and any encroachments or easements affecting the shoreline or access.
Community and Title
The paperwork that defines what you can and can’t do.
Covenants, ARB, and Restrictions
Read the covenants and architectural-review rules. especially if you plan to build or renovate. They govern what’s possible on the lot. ARB guide →
Club Membership and HOA/POA
Obtain current association obligations and separate club eligibility, admission, charges and transfer terms. Identify what requires another agreement or approval beyond the deed. HOA/POA guide →
Title, Liens, and Taxes
Have the closing attorney review title, liens, assessments, easements and any unresolved issues. Obtain applicable post-purchase tax information from the county rather than assuming the seller's current bill continues.
Condition, Cost, and Close
The final layer before contingencies come off.
Inspections
Complete general plus lake-specific inspections. dock, septic/well, moisture. within the contingency window. Inspection guide →
Insurance and Flood
Price homeowner and any flood or wind coverage early; waterfront and dock structures affect premiums and availability.
Total Cost of Ownership
Add membership, POA, dock maintenance, and insurance to your underwriting. the all-in number, not just the purchase price. Closing timeline →
Frequently Asked Questions
The questions buyers and sellers ask David first.
What must I verify for a lakefront purchase?
Review title, condition, financing and intended use together. For a waterfront home, obtain current dock authorization, ownership-change requirements and modification answers from the responsible authority; a permit reference alone does not settle them.
Do I need to read the covenants if I’m not building?
Yes. Covenants and restrictions govern renovations, rentals, docks, and use even for existing homes. they define what you can and can’t do with the property.
What carrying costs should I budget beyond the mortgage?
Club membership and dues, POA fees, dock maintenance and reserves, and insurance. Underwrite the all-in cost of ownership, not just principal and interest.
Can I waive contingencies to win a deal?
Discuss the actual terms and consequences with your broker and attorney before changing a protection. Identify the unresolved facts, deadlines and financial exposure; a competitive situation does not make those risks disappear.