Buying a lake home in West Bloomfield is not just about the view. You are also buying specific rights in the water and along the shoreline that affect how you use the property day to day. If you understand these riparian rights early, you can avoid costly surprises and negotiate a cleaner contract. In this guide, you will learn the core concepts, what to look for in title and surveys, and how to structure your due diligence on Oakland County’s inland lakes. Let’s dive in.
Riparian rights, simply explained
Riparian rights are the rights that come with owning land that touches a lake or stream. In Michigan, people sometimes use “littoral” for lakefront, but for inland lakes the practical rights are the same. The rights attach to the waterfront parcel, not the owner, and usually include access to the water, reasonable use of the water next to your lot, and certain uses of the submerged land in front of your shoreline.
These rights exist alongside state and local laws. Even when a deed mentions riparian rights, your use is still subject to the reasonable use rule and local permitting. Think of your rights as strong, but not absolute.
Bottomlands and the waterline
On many inland lakes, shoreowners own their upland to a defined waterline, often the ordinary high-water mark. Whether you own any part of the submerged land in front of your shoreline depends on old deeds, whether the lake is navigable in fact, and what is recorded in the chain of title. The public trust doctrine and state ownership can limit private claims on navigable waters.
Do not assume you own bottomlands. Confirm the status through recorded instruments and your title commitment. This affects where a dock may be placed and whether your use is exclusive or shared.
Reasonable use and sharing the lake
Michigan follows a reasonable use principle. You may use the water, place a dock, and moor boats, but not in a way that unreasonably interferes with your neighbors’ rights. What is reasonable depends on facts like intensity, duration, purpose, and available alternatives.
This balancing test is why dock placement and mooring often become hot-button issues. Clear documentation and early neighbor conversations can prevent later conflict.
Easements and shared access
Riparian rights run with the land, but they can be limited, reserved, or shared. In West Bloomfield, it is common to see platted access strips, community access for non-waterfront lots, or recorded easements that allow others to reach the lake or use a dock.
The exact scope matters. A deeded access point might allow launching, but not storage or exclusive docking. Read the recorded language closely and confirm related homeowners association rules.
Changing shorelines and boundaries
Shorelines can move. Gradual build-up, called accretion, may shift a boundary, while sudden changes, called avulsion, usually do not. The way your boundary moves can affect ownership of newly exposed or submerged land. Deed language and local precedent matter, so capture the active waterline on a current survey.
The regulatory layer
Your riparian rights are subject to permits and local rules. In West Bloomfield and Oakland County, expect oversight on docks, seawalls, dredging, wetland work, and septic systems. Michigan’s state permitting for inland lakes and wetlands also applies. Even if you inherit a dock, you should verify whether the structure was authorized and still complies.
How rights show up in contracts and title
When you review a West Bloomfield waterfront deal, the fine print matters. Here is how riparian issues commonly surface in purchase documents:
Deed language and reservations
Deeds often include phrases like “together with all riparian rights” or “subject to easements of record.” The habendum and special reservations may limit or reserve rights to third parties. Confirm whether riparian rights and bottomlands were ever expressly conveyed or excluded in earlier deeds.
Title exceptions and schedules
Title commitments frequently list recorded easements, municipal restrictions, plat notes, and covenants that limit docks or shoreline use. You may also see exceptions for “rights of the public” in navigable waters. Ask your title insurer how any public rights affect private docking and bottomlands.
Plats and access strips
Many West Bloomfield subdivisions are platted. Plats can show common areas, deeded access strips, and notes that restrict building or shoreline structures. A narrow strip between your lot and the lake can limit riparian claims even if you have a view.
Shared lake access and HOAs
Non-waterfront homes often have deeded access points governed by association rules. Confirm whether access includes boat launching, temporary mooring, a dedicated slip, or only pedestrian use. Get the recorded documents and current rules in writing.
Survey and legal description
Legal descriptions that stop at “the water’s edge” can be ambiguous without a defined waterline such as the ordinary high-water mark. Your purchase agreement should allocate responsibility for establishing the waterfront boundary. A precise survey reduces later disputes.
Permits, licenses, and restrictions
Contracts in West Bloomfield often include contingencies for verifying dock permits, septic status, and eligibility for shoreline improvements. Spell out who pays to cure issues or remove unpermitted structures.
Improvements and what conveys
Decide whether docks, boat lifts, and similar items are personal property or fixtures that convey. Many agreements include a schedule of improvements intended to remain. Put it in writing to avoid last-minute misunderstandings.
Buyer due diligence checklist
Use this checklist early in your timeline to reduce risk and streamline closing.
Documents to obtain
- Current title commitment and recorded deeds for the parcel and neighboring waterfront parcels.
- Recorded plats, covenants, conditions and restrictions, HOA rules, and lake access agreements.
- Any recorded easements, pier agreements, licenses, or references to prescriptive or implied rights.
- Past surveys, boundary or dock surveys, and site plans if available.
- Municipal records for permits, code compliance, dock approvals, and septic inspection results.
- West Bloomfield Township and Oakland County zoning, shoreline, and wetland permits related to the lot.
- Recent aerial imagery or county GIS parcel maps to verify existing shoreline structures.
Survey scope and instructions
- Commission a boundary survey that ties your lot to the applicable local waterline standard, such as the ordinary high-water mark.
- Ask the surveyor to locate existing docks, piers, riprap or bulkheads, and any encroachments.
- Have recorded easements and rights-of-way shown on the survey.
- Request notations for FEMA floodplain and wetlands if relevant.
- If dock location or shared rights are disputed, request the surveyor’s opinion on shore access and pier lines where used locally.
Title and deed review focus
- Confirm whether the deed conveys riparian rights and whether any reservations limit those rights.
- Identify express easements that grant third parties access or docking.
- Check for recorded limits on the number, size, or type of shoreline structures.
- Determine whether bottomlands were conveyed or excluded in earlier deeds.
- Review title exceptions for public rights and ask your title insurer to clarify their scope.
Questions to ask the seller
- Were permits obtained for the dock, seawall, dredging, or shore work? Request copies.
- Has there been any litigation, claims, or complaints related to lake access or docks?
- Are there written HOA or lake association rules on docks, moorings, and shore use?
- Are there outstanding violations or special assessments for lake projects?
Regulatory checks to make
- Confirm West Bloomfield Township zoning, shoreline setbacks, and any docking rules.
- Review Oakland County building and soil erosion requirements relevant to shoreline work.
- Verify state permitting for inland lakes and wetlands, and whether past work was authorized.
- If a lake association manages levels or common assets, request governing documents and recent project history.
Contract drafting tips
- Add contingencies for title and riparian rights confirmation, a satisfactory boundary survey, and verification of permits for existing improvements.
- Define who pays to cure defects or remove unauthorized structures before closing.
- Require delivery of all recorded agreements affecting riparian rights with the title commitment.
Common dispute scenarios to avoid
Understanding how conflicts arise helps you plan around them.
Dock placement and space
Neighbors often disagree about who can place a dock in front of a lot and how far it can extend. This becomes complex when shorelines curve or when a channel creates shared water space. Clear survey work and early agreement on placement reduce friction.
Deeded access versus exclusive use
Non-waterfront owners with deeded access may expect more use than the documents allow. Ambiguity around launching, storage, or hours can lead to claims that restrict what you believed was exclusive riparian space. Precise recorded language and HOA rules help set expectations.
Bottomlands and state ownership
Buyers sometimes assume bottomlands are part of the deal. Title or state records may show state ownership where a lake is navigable in fact or prior deeds excluded submerged lands. This can limit exclusive docking and mooring.
Shoreline work without permits
Unpermitted seawalls, riprap, docks, or dredging can trigger compliance issues or removal costs. If warranties are weak, you might inherit the problem. Verify permit history and make remediation a seller responsibility when appropriate.
Encroachments and long use
Longstanding paths, piers, or moorings can lead to prescriptive rights claims or encroachment disputes after a sale. A current survey and careful review of neighbor use patterns can surface risks before you close.
Lake levels and special assessments
Lake level management, drainage projects, and dredging programs can change shoreline conditions and carry special assessments. Ask about recent or pending projects so you can budget and negotiate accordingly.
Environmental constraints
Wetlands near the shoreline can restrict improvements. Aging or failed septic systems on small lots can be costly to replace and limit use. Some lakes have rules around invasive species that affect boat use or new docks. Confirm early to plan improvements and avoid delays.
A smart timeline for your deal
- Week 1 to 2: Order title commitment, request all recorded documents, and pull municipal permit history.
- Week 1 to 3: Retain a licensed surveyor and scope the survey to locate the waterline, improvements, and encroachments.
- Week 2 to 4: Review title exceptions and deed language, consult your title insurer, and request endorsements where applicable.
- Week 3 to 5: Complete regulatory checks with the township, county, and state offices; collect HOA and lake association rules.
- Before contingency deadlines: Negotiate cures for title, riparian, and permit issues; allocate costs for any required removals or remediation.
Local resources to engage
- Real estate attorney with Michigan inland-lakes experience to interpret deeds and draft protections.
- Licensed land surveyor to locate boundaries, waterlines, and riparian structures on a current survey.
- Title company and insurer to clarify public-rights exceptions and water-related endorsements.
- West Bloomfield Township planning and zoning for shoreline and dock rules, and permit history.
- Oakland County Register of Deeds and county GIS for plats, easements, and historical deeds.
- Michigan EGLE and relevant county offices for inland lake and wetlands permitting guidance.
- Lake association, if present, for governing documents, dock rules, and special assessment history.
Bottom line for buyers
The cleanest West Bloomfield lake closings start with clarity on riparian rights, bottomlands, and shore improvements. Do not rely on assumptions or secondhand assurances. Get the right documents, commission the right survey, and write a contract that gives you time and leverage to solve issues before closing. When you do, you protect your enjoyment of the lake and your long-term value.
Ready to move on a lake home with confidence? Tap a boutique team that understands inland-lake transactions, coordinates the right experts, and keeps your interests first. Request a Confidential Valuation or private consult with Unknown Company to plan your next steps.
FAQs
What are riparian rights on Michigan inland lakes?
- Riparian rights are the parcel-based rights of waterfront owners to access and reasonably use the water and adjoining submerged lands, subject to state and local regulation.
Do I own the bottomlands in front of my West Bloomfield lot?
- Ownership depends on recorded deeds, whether the lake is navigable in fact, and any reservations or exclusions in the chain of title, so you should confirm through title and records.
Can I keep the existing dock when I buy the home?
- Only if it conveys under the purchase agreement and complies with applicable permits and rules, so verify status and include it in the list of improvements that remain.
What does deeded lake access allow for a non-waterfront lot?
- It varies by the recorded language and any HOA rules; access may allow launching or limited use, but it does not automatically grant exclusive docking or riparian rights.
What survey do I need for a waterfront purchase?
- Commission a boundary survey that ties the lot to the local waterline standard, shows docks and shoreline structures, and maps easements, encroachments, wetlands, and any floodplain.
How do public rights in navigable waters affect my use?
- Title may include exceptions for public rights, which can limit exclusive bottomland claims, so consult your title insurer to understand how those exceptions apply to your lot.
