Check the Dock Permit Before You Buy
The ability to have a dock and other types
lakefront permits greatly affects property value. The size of the dock envelope and distance
from other structures also is a big factor.
Be sure you are making an informed decision before you commit to a
purchase.
In the
process of searching for a lakefront property, be sure you understand the
permitting process for docks. It’s also
a good idea to familiarize yourself with permitting for seawalls, ramps,
breakwaters, boathouses and any other existing or desired improvements. When
considering a property for purchase, always ask to see approved permits.
When I
list a property, I discuss the dock and various permits with the seller and
request a copy of those permits from Ameren.
This shows all permitted items currently on the property along with a
drawing of where the items should be situated according to the permit. It can also indicate potential for a larger
dock system or other items. If it
appears that any items are not permitted or appear to be out of the correct
position, I help the owner arrange further investigation and correction, if
necessary.
I post
the permit information with the listing data so buyers can easily determine if
a property’s lakefrontage appears to suit their needs or if they can eliminate
it from their list of homes to view.
This also helps them verify that the existing dock, seawall, etc. match
the current permit and makes for a smoother real estate transaction. I recommend that you do a visual inspection
and get additional help if you aren’t sure about any permit items.
For
most buyers, lakefront property with the availability to have or install a dock
that suits their needs is crucial. Not
all lakefront property is able to have a dock, and some have significant
limitations. This may be caused by a subdivision restriction; other times it is
due to the way the lot lines run to the lake, position of the lot in a cove,
size of cove, etc. Some subdivisions
designated certain lots as able to have a small dock, day dock, etc. BUT in the
time since those subdivisions were created Ameren permitting rules changed and many
of those lots are no longer able to obtain a permit.
Docks
are required to be installed within the boundaries set out by Ameren. Because lot lines vary from lot to lot, the
dock envelope can change greatly between properties. Ameren can require a property owner to obtain
a survey if there is any question or discrepancy about the location of permit
items. Additionally, there may be dock
location agreements or easements granted to or by another property owner that
you need to research before purchasing.
When ownership
of a lakefront property with Ameren permits changes; Ameren must be notified,
and the existing permit(s) should be transferred to the new owner. An electrical inspection completed and
approved by the appropriate authority within the previous 12 months must be
submitted with the permit transfer. If
the electrical inspection shows that any items are not in compliance; those
items must be corrected with an approval issued before Ameren will process the
transfer. Existing permit numbers stay
with the property, they are NOT transferred with the dock.
Any new
construction, replacement or modification of existing docks must be permitted. The construction must be completed within one
year of approval. If the work is not complete
in that time, you can apply for one six-month extension if there have not been
any changes in the information submitted in the original application. Ameren allows an exception for some large 3,000
square foot plus, residential and commercial docks and may permit a term up to
four years. If your permit expires, it
is null and void. You will have to
complete a new application, along with fees in order to have a new permit
issued.
If you are a current property owner, make
sure you have a copy of the permits, issued in your name, and that they are up
to date. Even if you are not considering
selling, it’s a good idea to have up to date permits. If permitting rules change and your permits
are not current, you may have to modify your dock to maintain compliance.
If you
are purchasing lakefront property, ask to see a copy of the current
permits. If the owner does not have
copies, ask them to make a request to Ameren for the permits. Permit Requests are only accepted from the
property owner or the Listing Agent if the property is listed. If you are working with a Buyer’s Agent, ask
them to request the information from the Listing Agent.
These
are the type of issues that a good Broker will keep you informed about and walk
you through any vital procedures to help you maintain your property’s
value. There are many unseen items
beyond the house size, condition and location that you need to be aware of when
making a purchase.
Michael Elliott has been selling real estate at the
Lake of the Ozarks since 1981. He is one
of the most respected brokers in the area.
If you have interest in a career in real estate or would like Michael’s
assistance in the sale or purchase of property, you can reach him at
573.365.SOLD or cme@yourlake.com View thousands of lake area listings at www.YourLake.com
