docks Archives

Weatherproof Your Decks and Docks for Longer Life

Posted on April 20, 2018June 12, 2018 Staff

Building a deck or dock costs thousands of dollars, why not build it to last?

Though the process of weatherproofing can be costly and time consuming, it can save you in semi-frequent repairs and even reconstruction in the future.

Benefits of weatherproofing

Aside from perhaps an open flame, water is the most dangerous element your wooden structures can be exposed to.

By weatherproofing your deck or boat dock, you can ensure that building materials are protected from the elements as well as organic matter that can weaken the stability of your structure.

Rain water and other moisture can sink into the wood if not sealed properly, causing the material to rot away over time.

Additionally, moisture rich wood tends to mold, which is dangerous to both the integrity of the material and yours and your guests’ health.

Unsealed or non-weatherproof structures are also vulnerable to dry rot caused by certain fungi. These organisms cause wood to become spongey in composition and therefore, unstable.

Weatherproofing also helps to maintained the aesthetic of your dock or backyard deck by preserving its color and polish.

Disadvantages of weatherproofing

The biggest drawback to weatherproofing your wooden structures is that the process is not a one-time investment.

Most experts recommend resealing decks and docks annually, which means homeowners are looking at a reoccurring maintenance cost.

According to Home Advisor, higher-end structures can cost upwards of $1800 a year to maintain; however, the article also sites the average person spends around $831 sealing or weatherproofing a deck.

In areas where there is frequent rain or high humidity, homeowners may be looking at repeating this process multiple times a year. This is especially true in areas such at the lake where structures are regularly subjected to large amounts of water.

Additionally, homeowners should note that clear sealants may need to be reapplied more often than colored ones.

Weatherproofing materials

When it comes to the materials recommended for weatherproofing your boat dock or deck, determine whether you want to use a waterproof stain or sealant, or if you want to bypass normal wood for a synthetic building material.

As previously stated, if buyers chose the first option, a sealant or stain of some kind, they run the risk of costly, annual reapplication. However, this is the more affordable option, especially for smaller or preexisting structures.

A single quart of sealant can cost anywhere from about $8 to more than $50, depending on the brand. For the higher-end material, an amount this size can cover about 240 square feet.

The average deck is approximately 300 to 400 square feet.

The second option would be to build your structure with a non-wood material, such as composite decking.

These boards are made of both plastic and wood fibers, mixed with a number of other additives such as pigments and UV inhibitors. This mixture is then heated to form a sturdy building material that is flame resistance, easier to maintain and fades less easily.

Low-end composite board costs about $4 per square foot, but can exceed $7 per square foot for higher end, more aesthetically pleasing material.

Though the start up cost can be expensive, this product’s longevity paired with reduced maintenance obligations make it an increasingly appealing alternative.

Hidden Costs of Buying A Lake Home: Tips for First-time Buyers

Posted on May 24, 2017March 18, 2021 Staff

Chalk drawing of a house with a key in the doorway next to a fanned out stack of $100 bills the hidden costs of buying a lake home

It’s no secret that lake property typically costs more. If you are shopping for your first lake home, chances are you’re extremely aware of this! What many first-time buyers don’t know is that there are several hidden costs of buying a lake home that may lie just beneath the surface.

While you are busy falling in love with that gorgeous lake home of your dreams, keep the following factors in mind. Your budget will thank you!

Leased Lots

Even with a traditional mortgage, buying a lake home may involve leasing the land itself.

This is most common on waterfront property. The power company, the local municipality, or even the federal government may own the lake itself – and that often includes the shoreline.

When you purchase a home on a “leased lot,” you enter into a long-term lease with the owner.

These are not complicated, but it can be a significant expense. Leases typically run between $200 and $500 a month, depending on the area. Depending on the area, your lease could last anywhere from 20 to 100 years!

When on the waterfront, ask always find out who owns the shoreline. This can be a huge factor in your budget.

Property Taxes

Lake property is subject to higher property taxes as well, and if your lake home is going to be a second home, that can make tax season incredibly complicated.

These hidden costs of buying a lake home often don’t pop up until you’ve already been in the home for months.

Many lake homeowners have their primary residence in different counties or even states. Research the local laws and tax rates for your lake home. Don’t be afraid to consult with an accountant!

If you rent out your lake home, you may also be subject to income tax.

Insurance

Homeowner’s insurance is usually higher for lake homes due to their increased exposure to the elements. Having good coverage is a wise choice to begin with. Unfortunately, that choice might already be made for you.

Local laws and insurance companies often mandate a higher level of insurance coverage for lake homes, including flood insurance.

Remember that you need to get coverage for any additional structures on the property, such as your dock, guest house, or sea wall. Your homeowner’s insurance policy may not cover them automatically.

Flood insurance should always be seriously considered for lake property. After the floodwaters recede, this protection can mean the difference between a serious hassle and a financial disaster.

HVAC and Septic Systems

According to Wally Cawthon, a Lake Homes Realty agent on Jackson Lake, Georgia, “The two biggest unexpected and preventable expenses for first-time lake home buyers are repairs to HVAC systems and septic systems. If buyers take proper inspection measures, they can avoid these in almost every case.”

Many lake homes, especially in rural areas, use a septic system.

These need to inspected regularly to ensure that they don’t pollute the local water table, or the lake itself.

Never purchase a lake home with a septic system before having it professionally inspected.

This typically costs $200 to $500, and is money well spent. Replacing a seriously damaged septic system can easily cost up to $7,000.

HVAC systems should also be thoroughly inspected before buying.

A home that looks picture-perfect when the weather is mild can still house an HVAC system long past its prime.

Buy without having it inspected, and you may be in for a rude surprise (and an even more rude repair bill) when you take ownership.

Outdated HVAC systems can also churn through electricity, especially in the chilly winter months.

Boat Docks

Lake house floating boat deck — Photo courtesy of Custom Dock Systems.

Building a dock on your property is no small project. According to homeadvisor.com, the average homeowner spends $3,396 in dock construction.

Depending on the specifications, a high-quality, permanent dock can cost more than $50,000. Factors such as size, water depth, climate, and other factors all contribute to this cost.

If part of your dream home involves building a dock, get a professional estimate on dock construction, then factor that cost into your budget for the new home.

On the other hand, you may have your eye on property that already has a dock.

If so, ask the selling agent if they know how old it is. Most wooden docks last 20 to 25 years. Purchasing one that is due to be replaced can be a serious hit to your wallet!

Know how your homeowner’s insurance policy covers your dock. Many policies cover the structure from incidental damage, but not damage due to flooding, freezing, or thawing.

Utilities

Many lakes are situated in pristine, secluded, rural areas. This means that power, water, cable, and other utilities often come at a premium.

Lake homes need a dedicated “land line” for the telephone. Between the rural locations and limited cellular service providers, you never want to rely entirely on a cell phone.

This may seem like a trivial concern. Lake homeowners can attest, though, that these hidden costs of buying a lake home add up quickly.

You will find this doubly true if your lake house is a second home. This is why many lake homeowners “winterize” their homes in the winter months, cutting off the power, gas, and water when it isn’t in use.

Homeowner’s Associations

Person signing homeowner association contract the hidden costs of buying a lake home

Last but not least, many lake homes are part of a homeowner’s association.

These associations often serve the same role as small-town municipalities around the lake itself. They maintain the lake, set local regulations, and preserve the natural beauty of the area.

Homeowner’s association dues usually make up a small, but mandatory, annual cost.

It’s a good idea to acquaint yourself with the association before purchasing the home. This can give you an inside look at the local culture, including your future neighbors!

Do the Research

These are the most common costs to take into consideration. When researching a lake home, factor these into your budget early on.

Curious about the hidden costs that come after the purchase of a lake home? Read our article, “The Hidden Costs of Keeping A Lake Home: Tips for First-time Buyers“, or find more advice and tips on lake living here.

Tips to Optimize Outdoor Space at Lake Homes

Posted on July 19, 2016November 29, 2017 Staff

If you like to host barbecues, birthday parties, anniversary parties and more at your lake home, you will love learning to optimize your outdoor living space with these expert tips!

Double Decker Dock

Double decker docks give you twice the amount of space within the same area.

These two story docks allow families to spread out and have fun by providing a second tier for dining, board games and sunbathing.

Some lake home owners install a diving board, slide or rope to increase the fun of splashing into the lake.

Families can also enjoy a more aerial view when barbecuing from the top story.

If this sounds like a must-have for your lake home, you can read more about these docks in our previous article “Why You Need a Double Decker Dock on Deep Water,” written by Lake Homes Realty’s CEO, Glenn S. Phillips.

Screened in Porch

Screening in your porch allows you and your company to relax outside without being bombarded by pesky insects like gnats and mosquitoes.

A screened in porch also keeps furniture safe from deterioration caused by constant exposure to rain and sunlight.

Screened in porches also allow you to enjoy watching the rain and sleep in the cool summer evenings without having to be completely outdoors.

Other fun ways to utilize your screened-in porch include creating a hobby room and using it as a kids’ play room.

Furniture

Benches are better for optimizing outdoor space than large, single person chairs. They take up less space and seat more guests at a time.

For additional seating, you can also purchase folding chairs that are easily stored once guest leave.

Fire-pits

Having a fire-pit is a great way to stay warm and roast hot dogs while enjoying time with your guests.

Fire-pits that offer a table with matching chairs are a great way to optimize outdoor living space.

If cost is something that concerns you when considering a fire pit, take a look our DIY fire pit how-to.

Storage Furniture

If you have a lot of lake items that you keep outside, you should utilize furniture with storage capabilities.

There are benches and tables that double as storage units to hold items such as toys, floats and hoses.

Furniture that serves a double purpose is always the best choice when you have limited space.

Why You Need a Double-Decker Dock on Deep Water

Posted on July 19, 2015June 4, 2019 Glenn S. Phillips

Docks are not only useful for storing your boat, they can also be a hot spot for fun. Having a double-decker dock can almost be compared to having a tree house, but on the lake! And the best part: two decks means two times the fun!

Here are just five of the many reasons to have a double-decker dock:

1. Sun Bathing

Some people like privacy when they sun bathe. Not only do double-decker docks offer privacy when you are sun bathing on the top deck which is often enclosed with a slated fence, they also offer you direct sunlight.

On the top level, you can either enjoy time sunning by yourself, or furnish the area with a small table and a few chairs for others.

You can even offer a storage area to put your sun lotion, towels, blankets and radio in. Just make sure that the storage container is waterproof so your items aren’t damaged by the elements.

2. Boat Protection

Boat protection is another great aspect of having a double-decker dock, as the second floor shields the boat from exposure.

You can also add on to the structure by adding a closet to store fishing poles, life jackets, and other boating essentials.

You can even install a boat lift on the dock to raise your boat out of the water when not in use; just another way to help preserve and protect the investment that is your boat!

3. A Slide

Thrill seekers will enjoy the added height of a double-decker dock which are often as tall as 30 feet above the water.

Slides can be installed one of two ways:

The first starts the rider at the second level and is ridden down to the lower level, at which point the rider is deposited into the lake.

The second and more adventurous option would be installing a ladder to the top of the slide and once the rider reaches the bottom of the slide they fall from the height of the second level to the water below.

4. A Diving Board

Everyone enjoys a fun high dive! With the height of the second level plus the spring of the diving board, you can really soar before plunging into the lake below!

One safety precaution to consider before installing a diving board is to make absolutely sure the water around your dock is deep enough for diving.

This is also important to check even when diving without the aide of a board, as diving into shallow water is extremely dangerous.

Also make sure that the area is clear of all underwater debris, such as old man-made objects or downed trees.

5. Additional Entertaining Area

Having a double-decker dock offers more than double the capacity of a single level dock. You can have extra company, extra activities and the dock will offer much more space for patio furniture or even a grill.

With a double-decker dock, you are essentially providing an extra porch or patio for all sorts of entertaining right on the water!

How To Repair a Fixed Lake Dock

Posted on February 25, 2015November 17, 2022 Glenn S. Phillips

If you do not maintain a boat dock properly, it can lead you to have to make repairs that can be extensive as well as expensive. Erosion and deterioration are just some of the damages that can be done to a pier if you are not taken proper care of it. If the posts of the dock do become eroded or deteriorated, there are ways that they can be repaired. Here are some steps that are necessary to take when repairing a lake dock.

For many people this will be a project best left to the professionals. But, if you are curious as to how some of these repairs are made, read on.

Tools You’ll Need:

Floatation device
A pair of goggles
A scuba tank or snorkel tube
Lumber
Water pump
Nails
Hammer
Sealant for your deck

1. Inspect Dock Posts

Your first step when repairing a lake dock is to inspect the dock posts that are above the water level. Look for any problems or for nails that are loose or have fallen out. You will need to use your snorkel, floatation device, and goggles when you put your face into the water to check for rotting or loose wood or any other damages.

2. Waterproof The Replacement Wood

You must treat the wood that is getting replaced in the water with deck sealant. Make sure when you apply the sealant, you use about two coats or according to whatever the instructions tell you. Make sure the sealant is dry before continuing.

You must now turn the water pump on and use the hose to move the sand around the replacement post. Make sure the post is driven down at least 4 feet into the floor of the bed. You can now utilize the water pump to move sand and other debris around the new post.

3. Remove Old Nails

You must now pry out any nails from the previous post you are taking away from the dock in order to repair a fixed lake dock. The water pump will assist you in removing the sand from the post that you are removing. Once the post is brought to the surface, you can then throw it away.

4. Aesthetic Repairs

It is now time to do any minor repairs that may be necessary such as replacing nails with galvanized nails. You will once again apply sealant to your posts and do a visual inspection to make sure all of the repairs have been made.

This is key to make sure you have not missed any important steps such as removing the nails and clearing away any extra debris.

Keeping up with the maintenance of your post will help prevent any other repairs in the future. Consistently checking your posts for damage and repairs is the key to saving money and preventing having to do extensive work later on.

Maintenance is the key to less repairs and more savings. Make sure you follow the directions properly when it comes to applying the sealant, and go over the finished work on your repaired fixed lake dock carefully to check for any missed spots.

How to Work Around Dock Restrictions at Your Lake Home

Posted on August 26, 2014February 14, 2023 Glenn S. Phillips

Dock with tropical themed boat house in Florida — *Photo courtesy of* *The DIY Network*.

If you’re looking into buying a lake home, then one of the things you should be sure to do is to look into the rules and regulations related to building and owning a private dock.

For a new private dock, most homeowners associations will usually require that you submit an application in order to obtain a permit allowing you to build a private dock on your lakefront property. You’ll also be required to pay a fee for the permit.

However, don’t just assume that your application will be accepted. Before closing on the property, ask your realtor to create a contingency in the sales contract. This will ensure that building a private dock is a viable option.

Once you actually do receive a permit to build a private dock, there are usually a number of restrictions that you’ll have to adhere to.

Common Requirements when Building a Private Dock

There are usually a number of requirements that you’ll need to keep in mind when building a private dock. These requirements will often differ slightly depending on where you live and what lake you live on. The following is a list of some of the more common dock restrictions and requirements:

Avoid damaging the ecosystem

The lake is part of an ecosystem, which means you have to be careful not to disrupt or damage it when building the dock. All parts of your dock need to have limited adverse impact on the surrounding aquatic ecosystem. This means that you’ll often be restricted from removing any aquatic vegetation or excavating any bed material in order to clear a path for your dock. If this is the case, you’ll want to take careful account of the area of water contained between your property lines to make sure building a dock will be feasible without disrupting the ecosystem and what the best way to do so is.

Blocking public access

If your home is near a public part of the lake, then you have to ensure that the dock won’t block access to the water when you are planning it out. Your dock also cannot enclose an area of public water space, thereby creating a private area of water space for yourself. These restrictions are relatively easy to adhere to as long as you are aware of your property’s boundaries.

The location of the dock

Private docks are usually required to be built perpendicular to the shoreline in order to maximize the offsets from any neighboring properties. Docks, moored vessels, hoists, and other structures allowed by the permit will often be required to be offset at least 5 feet from the adjoining property line. More often than not, a minimum gap of 10 feet will be required between adjoining docks, moored boats, or hoists. Again, as long as you understand where your property lines are, restrictions such as these should be easy to adhere to when planning out your dock.

The length of the dock

Most areas have restrictions on how long your dock can be. The length should not be longer than what reasonable access to the dock would be. Also, it should not impede anyone else’s use of the lake. A minimum depth of 3 feet is considered adequate for boat access.

Displaying the Dock ID

Docks are usually required to display the address of the property they belong to as well as the dock permit number. This must be legible and must be displayed at the end of the dock facing outwards.

Removing the dock

Depending on where you are located, you may be required to remove your dock during the winter months. If this is a requirement, then your only option will be to build a floating dock. If your dock can stay in place all year long, then you can build a stationary dock.

Avoid enclosing the dock

Many areas do not allow dock owners to enclose their docks using roofs or sides. However, it is common that the hoists can be enclosed. This is as long as you use roofs and sides that are constructed of synthetic fiber materials or soft-sided natural fiber for the purpose of protecting your watercraft.

Material requirements

Some areas will also have restrictions on the types of materials that you can use to build your dock. Obviously, this is something you’ll want to go over carefully before you begin planning its construction.

Free-flowing water

When planning the construction of water, you cannot hinder the flow of water beneath the dock. If you know what you are doing or have hired a professional to help build the dock, then this should not be an issue.

These are some of the common restrictions you might run into when looking to build a dock on your lake home. Always check the restrictions and requirements before deciding to close on a new lake house.