Are you wondering what you can legally do with a pier on Geneva Lake or whether your lot even allows one? If you are buying or selling along the shoreline, riparian rights shape daily use and long-term value. This guide breaks down the local rules, frontage types, permits, and practical steps so you can move forward with clarity and confidence. Let’s dive in.
Riparian rights on Geneva Lake
Riparian rights come with owning land that directly touches a navigable lake. In Wisconsin, those rights include reasonable access to the water and the ability to place a pier, subject to permits and local rules. The State of Wisconsin holds title to submerged lands below the ordinary high-water mark, known as the OHWM, under the public trust doctrine.
You have waterfront use rights, not ownership of the lakebed. Public rights like navigation and fishing continue below the OHWM. Many projects at the shoreline require authorization from the Wisconsin Department of Natural Resources and local governments, so plan early.
What you can do as a riparian owner
- Access the water from your property for swimming and boating.
- Place a pier and moor boats if you follow state and local regulations and obtain required permits.
- Benefit from natural shoreline changes like accretion or reliction, subject to local rules and potential disputes.
Limits and common myths
- You typically do not own the lake bottom below the OHWM.
- Permits, municipal codes, HOA rules, and recorded covenants can limit or shape your pier and shoreline use.
- Public navigation and fishing rights apply below the OHWM, even where a private pier exists.
Frontage types and what they allow
Your legal frontage determines what you can do at the shoreline and where a pier can go. On Geneva Lake, frontage often falls into four categories.
Direct riparian frontage
If your lot directly touches the lake, you hold riparian privileges. You can usually place a private pier adjacent to your shoreline, subject to DNR and municipal approvals. Local setbacks, pier length limits, and slip counts may apply.
Shared or association frontage
If multiple owners share one shoreline parcel, the association’s governing documents control access and pier allocation. The number, size, and placement of shared piers are set by bylaws and local permits. Expect rules on assignment of slips and seasonal use.
Access easement
If you have an easement to reach the water but do not own the shoreline, you may not have the right to install a pier. The easement must specifically allow structures, and any pier still needs to meet local and state rules.
Non-riparian property
If your property has no legal frontage, you have no riparian rights. Your use is limited to public launch sites or private access arranged through an easement or membership.
Piers and shoreline structures
Projects in or near the water are closely regulated. Understanding the OHWM and local codes is essential before you change anything.
Where a pier can go
The OHWM is the legal line that separates private upland from state-held submerged land. Piers extend waterward of that point and fall under DNR jurisdiction. Municipal codes around Geneva Lake also set placement rules like distance from property lines and orientation in relation to neighbors.
Size, length, and slips
Some small, seasonal piers may qualify under statewide general permits. Larger, permanent, or more complex structures often require an individual DNR permit. Local ordinances can cap pier length and slip counts, and may require annual docking permits.
Work that triggers permits
- Adding or replacing a permanent pier or boathouse
- Extending a pier beyond allowed dimensions
- Dredging or excavation
- Installing shore protection like riprap or retaining walls
- Shoreline grading or vegetation removal in regulated zones
Who regulates what
Multiple layers of oversight apply on Geneva Lake. You will often need to coordinate with both the state and your local municipality.
Wisconsin DNR
The DNR oversees structures in navigable waters, shoreline alteration, and OHWM determinations. Many activities waterward of the OHWM need authorization through a general or individual permit. You can contact the DNR’s Southeast Region office for guidance on permits and OHWM questions.
Walworth County and local municipalities
Walworth County enforces shoreland zoning consistent with state rules. Cities, villages, and towns around Geneva Lake, including Lake Geneva, Fontana, Williams Bay, and the Towns of Linn and Geneva, maintain their own pier ordinances, setbacks, and building processes. Requirements can vary across jurisdictions, so always check where your property is located.
Environmental and neighborhood layers
Shoreland zoning protects vegetation, wetlands, and water quality, which can limit grading and shore shaping. HOA or condo rules may be stricter than local codes, covering materials, colors, height, and allowed activities. Many communities also follow invasive species protocols for boat cleaning and seasonal use.
Buyer due-diligence checklist
- Verify if the lot is direct riparian frontage, shared frontage, or easement access.
- Review recorded easements, covenants, and HOA documents that affect shoreline use.
- Request copies of pier permits, DNR authorizations, municipal approvals, and as-built drawings.
- Order a boundary survey that shows the OHWM and the location of any pier.
- Confirm who owns and maintains existing piers and slips.
- Check for any disputes, enforcement actions, or recent storm repairs.
- Ask about local marina access, seasonal pier removal, and invasive species rules.
- Engage a licensed land surveyor and, if needed, a Wisconsin attorney with riparian experience.
Seller preparation and disclosure
- Provide complete pier documentation and disclose any known nonconformities or disputes.
- Gather historical permits and recent inspection or repair records.
- Explain HOA rules, shared arrangements, and any documented access rights.
How pier rights affect value
- Documented private pier rights and compliant structures usually improve marketability and value.
- Unpermitted improvements or uncertainty about pier rights can reduce buyer confidence and price.
- Shared or association frontage can appeal to buyers who prefer lower maintenance, but usage limits should be clear.
Recommended next steps
- Order a current boundary survey that shows the shoreline, OHWM, and existing pier.
- Collect and review recorded easements, covenants, and HOA rules, plus all pier and building permits.
- Contact your municipal building or zoning office and the DNR to verify what is permitted today and what changes are allowed.
- If access relies on an easement or association, have a Wisconsin attorney review those documents before closing.
- Plan for seasonal pier removal, ongoing maintenance, and invasive species compliance.
If you are weighing a lakefront purchase or preparing to list, you deserve local guidance and a clear plan. For confidential advice and a smooth process from offer to dock season, connect with Tricia Forbeck.
FAQs
What does the ordinary high-water mark mean on Geneva Lake?
- It is the legal boundary separating private upland from state-held lakebed; structures waterward of this line typically require DNR oversight and permits.
Can I build any pier I want if I own shoreline?
- No. Pier size, location, and slip count are limited by DNR rules, Walworth County shoreland zoning, and your municipality’s ordinances.
Do I need permission to replace an old pier?
- Often yes. If dimensions or location change, new permits may be required; verify with the DNR and your local building or zoning office.
Do easement holders get dock rights on Geneva Lake?
- Only if the recorded easement clearly grants that right, and the installation still must meet state and local regulations.
What if a neighbor’s pier blocks my view of the lake?
- View protection is not typically a riparian right; conflicts are handled through local rules or legal action, and outcomes vary.
Do pier permits transfer when the property sells?
- It depends on the permit and local rules; confirm terms and ensure documentation is properly assigned during the transaction.
