Riparian Rights for Torch Lake Buyers

Dreaming about a Torch Lake home where you can step onto your dock and push off into that bright blue water? Before you picture the boats, kayaks, and summer sunsets, take time to understand riparian rights. These rights shape what you can build, where you can moor, and how you use your shoreline. In this quick guide, you will learn how riparian rights work in Michigan, the practical rules that apply on Torch Lake, and the due diligence steps that protect your purchase. Let’s dive in.

Riparian rights in Michigan: the basics

Riparian rights in Michigan are the rights you gain by owning property that touches the water. These rights focus on reasonable use, such as access for boating, swimming, and placing a dock. Your rights are real, but they are not unlimited.

Two major limits apply. First, you must not unreasonably interfere with neighboring riparian owners. Second, the public holds navigation and related uses under the public trust on navigable waters. That means you do not control all activity on the water’s surface.

State and local rules can also shape what you can do. Construction, dredging, and shoreline changes often require permits. Your deed and survey set the foundation for what you own, including how the property line meets the water.

What this means on Torch Lake

Torch Lake spans multiple townships in Antrim County. Rules can vary by parcel location, so local confirmation is essential. In practice, your ability to place a dock, moor a boat, or adjust your shoreline depends on a mix of deed rights, township ordinances, and state approvals.

You will see a range of setups on Torch Lake. Some homes have private docks. Others use shared or community docks. You should confirm any recorded agreements, maintenance obligations, or limits on the number of slips. Local navigation patterns and no‑wake areas also affect how and where boats operate near your frontage.

Docks and moorings: what you can place

Your riparian status typically includes reasonable access and the ability to place a dock or mooring. The size, length, and placement of those structures are controlled by three buckets of rules:

• Deed restrictions or covenants that limit or share dock rights
• Township or county ordinances that set setbacks, dimensions, and boat counts
• State permitting for permanent docks, pilings, dredging, or other in‑water work

If a dock already exists, verify whether it was permitted and installed legally. Replacing or enlarging a dock can trigger new reviews and limits. Mooring buoys may have placement restrictions or require approval, so ask about local rules before you plan.

Shoreline use and modifications

You can usually use your shoreline for reasonable recreation, like beaching small craft or launching a kayak. Larger or more permanent changes are different. Shoreline stabilization, rip‑rap, dredging, filling, or major grading often require state permits and sometimes local approval.

Erosion and accretion can shift your shoreline over time. Gradual changes can have different property results than sudden changes. A current survey tied to the ordinary high‑water mark helps clarify your boundaries and the placement of existing seawalls and docks.

Access, easements, and shared areas

Access rights are often defined in the deed. Private access easements are common around lakes and can grant walkway rights to a beach or dock. These easements are usually recorded and binding, so you should confirm them during title review.

Community associations may manage shared frontage, set dock rules, or assign slips. You should understand how costs are shared, how slips are assigned, and what seasonal rules apply. While the public can use navigable waters for travel, that does not create a right to enter private dry land without permission.

Permits and who to contact

Several offices may be involved in approving or verifying waterfront work on Torch Lake:

• Michigan Department of Environment, Great Lakes, and Energy (EGLE) for permits involving inland lakes, wetlands, submerged lands, dredging, and shoreline stabilization
• Township zoning and permitting offices for dock length and placement, setbacks, accessory structures, and seasonal rules
• Antrim County offices, including the Register of Deeds for recorded easements and covenants, and assessor or equalization for parcel maps
• Lake associations or watershed groups for local norms, historic permit context, and navigation practices

Practical first steps: contact the township clerk or zoning administrator for the parcel you are considering, ask the seller for any existing permits and approvals, and check the Antrim County Register of Deeds for recorded easements or covenants. You can also ask local lake groups about no‑wake zones, navigation channels, and typical dock practices on Torch Lake.

Buyer due diligence checklist

Use this checklist to confirm your rights and reduce surprises:

• Title and deed

  • Order a title search and read the deed for riparian language, easements, covenants, or shared‑dock obligations.
  • Confirm any recorded maintenance agreements and slip assignments for shared docks.

• Boundaries and survey

  • Commission a current boundary survey tied to the waterline or ordinary high‑water mark.
  • Show all shoreline structures, including seawalls and docks, on the survey.

• Permits and compliance

  • Request copies of past permits for docks, dredging, fill, or shoreline stabilization.
  • Ask whether any work was done without permits and whether that could trigger remediation.

• Local rules and practical use

  • Confirm township rules on dock dimensions, setbacks from side lot lines, number of boats, and seasonal removal.
  • Ask about mooring buoy rules and placement limits.

• Infrastructure and costs

  • For shared docks, collect maintenance records, budgets, and any reserve or assessment history.
  • Ask about erosion history, flood events, and recent stabilization work.

• Insurance and liability

  • Check coverage for docks and shoreline structures, including storm and liability considerations.

• Environmental constraints

  • Ask about conservation easements, protected wetlands, or other overlays that limit shoreline changes.

How riparian issues affect value

Clear, documented water rights add to value. Private dock privileges, exclusive shoreline access, and verified permits are strong price drivers. Buyers respond well to properties with complete files and clean surveys.

Risks can reduce marketability. Missing permits, unclear dock rights, active disputes with neighbors, or significant erosion risk can shrink the buyer pool. Recorded easements that limit docks or require shared use can affect how you use the property and what it is worth.

For sellers, organizing permits, surveys, and dock agreements before listing can speed up due diligence and support pricing. For buyers, building these checks into your offer timeline helps you make a confident decision.

When to bring in counsel and specialists

A local real estate attorney is helpful when deed language about water rights is complex, when there are shared‑dock agreements, or when old shoreline work may not have been permitted. If you plan to change the shoreline, add a permanent dock, or consider dredging, get counsel involved early.

In addition to counsel, you may benefit from:

• A licensed surveyor to confirm boundaries and waterline references
• A township permitting or zoning official to explain local dock and shoreline standards
• An environmental consultant or engineer to assess erosion risk or design stabilization
• An insurance agent familiar with waterfront coverage for docks and shoreline structures

Smart next steps for Torch Lake buyers

If Torch Lake is on your shortlist, start gathering facts early. Ask the seller for any prior permits and recorded agreements. Call the township zoning office to confirm dock rules for the specific parcel. Order a current survey that ties to the waterline and shows all existing shoreline structures.

If you are weighing two or three properties, compare their riparian profiles side by side. Look at deed language, existing docks, permit history, shoreline stability, and any shared obligations. The property with the clearest rights and cleanest records often delivers the best long‑term experience.

You deserve guidance that protects your lifestyle goals and your investment. For private, concierge‑level support on Torch Lake and other Northern Michigan waterfronts, connect with Angela Mia DiLorenzo to Request a Private Consultation.

FAQs

What are riparian rights for a Torch Lake home?

• They are water‑related rights tied to owning land that touches the lake, including reasonable access and dock use, limited by neighbor rights, public navigation, and regulations.

Do I automatically get to build a dock on Torch Lake?

• Not always. Dock construction can be limited by deed covenants, township rules on size and placement, and state permits for in‑water work.

Can the public use the water in front of my property?

• Yes, on navigable waters the public has rights to navigate and fish, but entering your private dry land without permission is typically trespass.

Do I own the lakebed out from my shoreline?

• It depends on your deed and local history. Many deeds run to the waterline, and ownership of submerged land varies, so a survey and title review are essential.

Can a neighbor place a dock that blocks my access?

• No one may unreasonably interfere with another riparian owner’s rights. Township setbacks and recorded agreements also control placement.

Do shoreline stabilization or dredging projects need permits?

• Often yes. Work like rip‑rap, bulkheads, dredging, or major grading typically requires state review and may need local approval.

Which offices handle permits and records in Antrim County?

• EGLE handles state permits for inland lakes, townships handle zoning and dock rules, and the Antrim County Register of Deeds holds recorded easements and covenants.