Lake Home Inspections Bulkheads, Docks & Boat Lifts

By Ryan Switzer, Co-Owner of Waterfront Luxury Group. Last updated November 5, 2026.

When you buy a lake home on Lake Dunlap, Lake McQueeney or Lake Placid, a big part of what you’re paying for sits at the water’s edge: the bulkhead, the dock, the boathouse and the boat lift. Here’s something many buyers don’t know. In Texas, a standard home inspection doesn’t have to cover any of them.

This guide explains what a home inspector checks, what they can skip, and how to get the waterfront looked at before your option period runs out.

What a Texas Home Inspection Covers, and What It Doesn’t

The Texas Real Estate Commission sets the standards licensed home inspectors follow. Its general rules say an inspector isn’t required to inspect “detached buildings, decks, docks, fences, waterfront structures, or related equipment.”

Its list of optional systems includes boathouses and boat hoists, along with private septic systems, wells, pools and sprinklers. Those get inspected only when the inspector agrees to do them.

So before you book, ask your inspector which of these they’ll cover, and make sure the inspection agreement lists them. Then plan on bringing in specialists for the rest.

The Bulkhead

The bulkhead, or seawall, holds your shoreline in place. When it fails, the yard behind it can wash into the lake, and repairs can be a major expense. These are worth pointing out to a contractor:

• A wall that leans toward the water or bows out of line
• Soil sinking, holes or washouts behind the wall
• Gaps between panels, or cracked or missing sections
• A cap board pulling loose from the top of the wall
• Broken, slack or exposed tie-back cables or rods running into the yard
• Erosion along the base of the wall

A dock and bulkhead contractor can tell you whether you’re looking at upkeep or a rebuild. If the wall is clearly moving, it’s worth paying an engineer to look at it.

Bulkhead work also has permit rules. GBRA’s form lists retaining walls among the structures that need a permit, and Guadalupe County requires a floodplain permit for work in a regulated flood zone. Our GBRA dock permit guide walks through both.

The Dock and Boathouse

Look at the decking, the framing underneath and the pilings or supports at the waterline. On these lakes, also ask how the structure handled years of low water. Lake Dunlap’s dam failed on May 14, 2019, and the lake wasn’t back until late 2023. Lake McQueeney and Lake Placid sat lower for years before their new spillgates were finished in 2026, as our dam rebuild guide explains. Structures that dried out and then went back under water deserve a close look.

Then compare what’s there with what was permitted. Ask the seller for the GBRA permit, the approved plans and any notices from GBRA. GBRA’s current form doesn’t allow docks or structures to be enclosed on the wall sides, and it can give an owner 60 days to make required repairs.

The Boat Lift

• Capacity: Find the lift’s rated capacity, often on a plate or in the manual, and compare it with the weight of the boat you plan to keep there, fuel and gear included.
• Cables and pulleys: Look for fraying, rust and kinks.
• Motor and controls: Run the lift all the way up and down with the seller’s permission, and listen for strain.
• Cradle and bunks: Check for rot, cracks and loose hardware.
• Records: Ask when it was last serviced, and by whom.

Dock Wiring

Electricity and water are a dangerous mix. Current leaking into the water around a dock can shock swimmers, which is why the National Electrical Code’s rules for docks call for ground-fault protection on dock power and boat lift circuits. Older dock wiring may not meet today’s rules.

Have a licensed electrician check the dock’s lights, outlets and lift wiring. GBRA’s permit form also requires wired lighting to be installed by a licensed professional.

Septic, Flood Zone and Survey

• Septic: Many lake homes use septic systems. In Guadalupe County, Environmental Health permits them, and in Comal County the County Engineer’s Office does. Ask for the permit and service records. If the system requires a maintenance contract, ask for the current one, and have the system inspected.
• Flood zone: Look up the address on FEMA’s flood map service, ask for any elevation certificate, and get a flood insurance quote before your option period ends.
• Survey: Make sure it shows the bulkhead, the dock and your property lines. GBRA asks for property lines on permit drawings, so you’ll need them for any future work.

When to Schedule It

In the standard Texas contract, the option period is your window to inspect and decide, and it goes fast. Line up the home inspector, the waterfront contractor and the electrician as soon as your offer is accepted, or even before. If you can, see the bulkhead and dock from the water as well as from the yard, since some problems only show from the lake side.

Our lake home buyer’s guide covers the rest of the process, and our guide to main lake, canal and lake-adjacent homes explains how upkeep differs by type of water access.

Documents to Ask the Seller For

• GBRA permit, approved plans and any GBRA notices
• Receipts for bulkhead, dock or lift repairs
• The boat lift’s manual and service records
• Septic permit, service records and any maintenance contract
• Survey and elevation certificate

Frequently Asked Questions

Does a Texas home inspection include the dock?

Not by default. Texas inspection rules don’t require inspectors to check docks or other waterfront structures, and boathouses and boat hoists are optional items. Ask your inspector what they’ll cover before you book.

Who should inspect a bulkhead?

Start with a contractor who builds and repairs docks and bulkheads. If the wall is leaning, bowing or losing soil behind it, an engineer can tell you how serious it is.

Do I need a permit to repair a bulkhead or dock?

It depends on the work. GBRA treats routine maintenance differently from changes to a structure, and county floodplain rules may apply too. Our GBRA dock permit guide explains the difference.

Should I check the boat lift’s capacity?

Yes. Compare the lift’s rated capacity with the weight of your boat, fuel and gear included. A lift that’s too small for your boat can be a costly surprise.

Questions About a Lake Home?

We live on these lakes, and we’re happy to help you sort out what to check on a home you’re considering. Call us at 830.369.2032, send us a message, or search lakefront homes for sale.

This post is general information, not legal, engineering or inspection advice. It reflects the Texas Real Estate Commission’s inspection standards, GBRA’s permit form and Guadalupe County’s pages as of November 5, 2026. Rules can change, so please confirm the details for a specific property before you act.