Buying a lakefront home sounds like a dream. The views, the boat dock, the weekend gatherings—it all adds up to a lifestyle many people want. But before you rush into closing on a property, there’s one step you cannot skip: the closing survey. This document, prepared by a licensed land surveyor, does more than confirm the shape of your lot. It protects you from hidden problems that could delay your mortgage, derail your title, or leave you with unexpected repair costs.
This year, the timing is even trickier because of Alabama Power’s recent update. As of mid-September, the Fall Extension, which sometimes keeps Lake Martin at full pool into October, is only “somewhat likely.” Current lake levels are just under 490 feet, and if the extension is denied, water will begin dropping toward 484 feet next month. For buyers, that means the survey window is short. Waiting too long could leave surveyors unable to access shoreline features, and lenders unwilling to close without documentation.
Why a Closing Survey Matters
A closing survey is not just a formality. It’s a snapshot of your property at the moment you buy it. Lenders rely on it to make sure the lot you are financing matches the legal description. Title companies use it to check for encroachments or missing permits. You, the buyer, depend on it to see the real condition of the land and structures.
Imagine signing closing papers only to discover later that your dock extends beyond Alabama Power’s project boundary or that a neighbor’s seawall overlaps your lot. Without a survey, those problems fall into your lap—and they are expensive to fix after the fact. With a closing survey, those issues surface before money changes hands.
The Lake Martin Twist
Lake Martin isn’t just any lake. It’s a managed reservoir, and the water level changes every year. In summer, the pool holds near 491 feet. In fall, it drops closer to 484 feet. Every sixth year, it falls even lower, down to 481 feet for dam maintenance. These shifts aren’t minor. They expose or hide parts of your shoreline that matter for property boundaries, permits, and insurance.
Right now, the Fall Extension’s status means buyers have to plan around uncertainty. If the extension is granted, you’ll have a few more weeks of high water to get a surveyor on site. If not, the lake will recede sooner, leaving docks and seawalls partly out of reach. That can delay your surveyor’s work and force your lender to push back closing. For anyone trying to wrap up a purchase before the holidays, those delays can sting.
Shoreline Rules You Can’t Ignore
Another layer unique to Lake Martin is Alabama Power’s Shorelines program. This office regulates what you can build or replace along the water. Docks, piers, boathouses, and seawalls all fall under their review. To approve a project, they sometimes request a current survey showing exactly where those structures sit.
If you buy a property without checking this first, you could inherit violations from the previous owner. That shiny new dock might look perfect, but if it was built without the right paperwork, you could be responsible for bringing it into compliance. A closing survey, paired with a call to Power Shorelines, clears up that risk before you commit.
How Buyers Can Stay Ahead
The good news is that buyers can take simple steps to keep the process smooth. Start by ordering your closing survey as soon as your contract is signed. Surveyors are busy, and their schedules fill quickly in the fall. The earlier you book, the more likely you’ll get results before your loan deadline.
Next, ask your surveyor to document shoreline structures at the current lake level. Photos of docks, lifts, and seawalls help prove their condition and location, which lenders and title companies appreciate. Gather any prior plats, Shorelines permits, and HOA approvals from the seller. If the property sits near a mapped flood zone, consider adding an elevation certificate to the package. This small step makes your insurance application faster and avoids surprises.
Two Scenarios to Expect
Because the Fall Extension decision is still up in the air, buyers should plan for two paths.
If the extension goes through: You’ll have more flexibility into mid-October. Surveyors can work while water is high, and you’ll have time to review results before closing. Still, don’t wait until last week. Build in at least a week for your lender and title company to process the documents.
If the extension is denied: Water will begin falling toward 484 feet in early October. Surveyors may lose access to parts of the shoreline, forcing delays or partial results. Closings could be pushed back until re-inspections are possible. To avoid this, schedule your survey immediately, even before the extension call is final.
Common Snags Around the Lake
Lake Martin has its quirks, and experienced surveyors know what to watch for. Here are a few pitfalls that often appear in closing surveys:
- Docks built longer than allowed, extending beyond project boundaries.
- Seawalls were replaced without Power approval.
- Boat lifts or ramps encroaching on neighboring property.
- Old fences that don’t match legal boundaries.
None of these issues mean you should walk away from a purchase. But knowing about them before you close gives you options: negotiate repairs, require permits, or adjust title coverage. The key is catching them early.
Choosing the Right Surveyor
When it comes to lakefront property, experience counts. A surveyor will understand both the terrain and the rules. Look for someone licensed, familiar with seasonal water levels, and comfortable coordinating with lenders and title agents. Ask if they’ve worked with Power Shorelines before. Their local knowledge will save you time and stress.
Final Thoughts
Buying a home is exciting, but don’t let the rush to close make you skip critical steps. With the Fall Extension still uncertain and water levels set to change soon, timing is everything. A closing survey is your best defense against surprises. It proves that what you see above water matches what’s on paper, keeps your lender satisfied, and ensures you’re not inheriting someone else’s shoreline problem.
If you’re already under contract, this is the right time to move. Schedule your closing survey, collect your documents, and check on shoreline permits while the lake level is still steady. Taking these steps now keeps your closing on track and helps you feel confident about your new property for years to come.
