Kelli Rosen is a freelance writer based in Monkton, Maryland.

Many folks purchase prime real estate on the waterfront for more than just the breathtaking views. They buy to satisfy a passion for boating and, since their floating vessels need a place to call home too, docks become essential extensions of their properties.

If you are considering refurbishing your pier—or hoping to build a new one—the challenges are daunting. They range from finding the contractor who will apply for the permits and ultimately build the structure to choosing the construction materials and desired amenities. (Although technically, “pier” refers to the structure and “dock” to the water around it, the terms are often used interchangeably.) Navigating the sometimes turbulent waters of dock construction requires more expert advice than the typical residential project to ensure permit approval as well as sturdy construction that can withstand the test of time.

Plan for the permit

The most essential requirement of dock ownership is patience because building or renovating these structures demands both zoning and building permits, which can be difficult and time-consuming to acquire. Should you want a dock any time in the near future, it’s never too soon to put the wheels in motion.

Fortunately, those property owners living along the Chesapeake Bay who already have a dock—no matter what its size or state of disrepair—may be in luck when it comes to renovating or replacing. “These are called replacement-in-kind [permits] and they are much easier to get than new dock permits,” says Andy Brickman, owner of Annapolis Marine Construction. Such permits do not require that plans retain the same footprint as the previous dock, so the new design must still be approved. 

Whether rebuilding or starting from scratch, your dock design will most likely require approval by various federal, state and local government agencies. For example, in Maryland, dock designs must be reviewed by both the US Army Corps of Engineers as well as the state’s natural resources department, whose main concern is sub-aquatic vegetation. “They don’t want too many structures blocking the sunlight into the water,” explains Annapolis architect Robert Hammond. In South Carolina, the Department of Health and Environmental Control’s Office of Ocean and Coastal Resource Management (OCRM) is responsible for issuing permits. For requirements in your jurisdiction, contact the US Army Corps of Engineers (www.usace.army.mil) or your state’s environmental agency.

The allowable size of the pier will also likely be determined by environmental regulations. South Carolina limits dock length to no more than 1,000 feet and restricts total square footage of the pier based on your property’s waterline frontage. In Maryland and Virginia, walkways can extend no more than six feet wide—and just three feet wide in wetlands. Most likely, a reputable engineer or marine contractor will be able to design a dock that not only meets your expectations but stays within the legal parameters of your jurisdiction. And because the permit process is tricky, it’s probably wise to find an architecture or marine-contracting firm that will navigate the rough waters of paperwork for you. Some considerations for permit approval include the extent of your home’s frontage on the water; the overall size of the dock, especially the size of the pilings; and the number of docks in the area.

Banking on a completion date for your waterfront construction is tough as well because marine contractors typically won’t schedule your project until the permit has been granted. “We just have no way of knowing how long the process will take,” says Brickman. “I strongly urge homeowners to be flexible with their timetables. I’ve seen best-case scenarios where someone gets permit approval in three months and we can begin work soon after, and then there’s the worst-case scenario where years go by and the permit is ultimately denied.”

Construct for longevity

Generally, a pier consists of a walkway or deck; heavy beams or columns called pilings that support it; and structural framing underneath the walkway. For those persistent enough to secure a building permit and a willing contractor, the first consideration is the material used to build these various elements.

It is an important decision because the materials will determine the level of required maintenance as well as how long your pier will last. According to Hammond, a majority of today’s fixed piers, especially those on the Eastern Shore, are still constructed of economical, pressure-treated pine. In fact, it’s the material of choice for the architect’s own dock. Paying a bit more for the pressure-treated variety will also help stave off marine-insect infestation as well as prevent premature rotting of the wood.

However, for luxury-home owners, a high-end Brazilian hardwood called îpe is gaining popularity for dock walkways. “I would not say it’s commonplace yet,” says Brickman, “but functionally speaking, îpe gives you the best bang for your buck.”  Touted for its strength and durability, îpe requires little upkeep. Brickman estimates a pine dock may have to be replaced after 10 years of use, whereas an îpe dock should last upwards of 25 years. “Ipe is an excellent material,” admits Hammond. “It’s hard and dense, and because you have to fasten it with screws, it offers a very finished appearance.”

Composite materials, often comprised of recycled wood chips and various polymers, are also being used for docks. Like îpe, they require little maintenance, but thermal expansion can be an issue because many are made with plastic. “You have to gap properly or else buckling may occur,” says Brickman. “That means gaps will be wider on cooler days and narrower on warmer days.” Composite materials are not as strong as wood, so only use them for surface decking; for optimal structural support, stick with wood framing.

As for pilings, they are traditionally made of pine treated with chromated copper arsenate or CCA. (In some jurisdictions, including Maryland, CCA is still used to treat wood for marine use below the splash line.) However, there is growing debate about how these chemicals affect aquatic life. Composite and synthetic products for pilings are on the market and may be worth further investigation, although Brickman warns they are costly and not as strong as wood.

Design for entertaining

There’s no denying a dock is a practical entity, but there are ways to accessorize the space to make it more appealing. “I always suggest to my clients to allow a fluff budget for amenities,” says Brickman. Among these add-ons are boat lifts, devices that raise the boat out of the water to prevent decay; a protective rubber bumper around the dock called a rub railing; and fish-cleaning stations.

Lighting, too, is one of the most common elements added to a dock, for both safety and aesthetic purposes. To illuminate the walkway, low-voltage lighting is typically installed on the pilings just above the walkway. Warehouse lighting—tall, goose-necked lamps to light entire areas on the dock—is also popular.

Many homeowners are also installing tap-water sources, electricity and phone and cable service for use on the dock or in the boat when it is moored. To house the pipes and wires, Brickman recommends a decorative device called a power pedestal. “It looks like a lighthouse,” he says, “and it is a lot more attractive than the typical gray box.” Copper caps on the pilings are luxurious touches that protect the wood from rotting and require no maintenance—simply allow them to age to their natural patina.

For water-sports enthusiasts who plan to use their docks for more than mooring boats, Hammond suggests a floating dock juxtaposed to the fixed one. “This is especially important if you have kayaks or jet skis,” he says. A floating dock sits just 10 inches or so above the surface and rises and falls with the current, which makes it much easier to get into the water. Floating docks can be made of similar materials as the stationary dock or less-expensive, pre-made modules; they are attached to fixed vertical poles pounded into the seabed below.

If you’re just starting to shop for a waterfront property, don’t assume you’ll be able to build a dock, advises Hammond, who suggests doing your research before signing on the dotted line. Look into local regulations governing particular bodies of water to find out whether you will be allowed to dock a yacht or a canoe. “I’ve been in practice 31 years and the regulations just keep getting stricter,” says the architect. “My advice is to find out as much as you can before you buy a home on the water.”