If you own or plan to buy a waterfront home near Sherman, you probably love the easy days on Lake Texoma. You also want your dock to be safe, compliant, and ready for storm season. In this guide, you’ll learn when permits are required, what routine maintenance really means, and how to handle electrical safety the right way. Let’s dive in.
Who regulates Lake Texoma docks
Lake Texoma’s shoreline is managed by the U.S. Army Corps of Engineers. The Shoreline Management Plan, or SMP, sets the rules for docks, shoreline work, vegetation, and other private uses on project lands and waters. It defines what counts as maintenance versus repair, replacement, or expansion.
You can download the current SMP and find the Lake Texoma Project Office contact information on the official USACE Lake Texoma project page. For work around Sherman and Grayson County, you must also follow any local building and electrical permit requirements.
What needs a permit
Understanding what triggers USACE authorization will save you time and rework.
- Routine maintenance: Minor fixes that do not change the dock’s footprint, alignment, or use are often allowed without new authorization. Examples include replacing a few damaged boards or tightening hardware. Always verify the limits in the SMP before you begin.
- Repair or replacement: Replacing major components or changing materials or design may require prior authorization. Converting a floating dock to a fixed design or replacing pilings typically needs review.
- Expansion or new construction: Increasing size, adding covered slips, building a boathouse, or installing new waterward structures generally requires formal authorization.
- Other triggers: New mooring devices, shoreline stabilization like riprap or seawalls, certain boatlifts, and vegetation removal beyond allowed limits can require approval.
If an immediate hazard arises, report emergency situations to the Lake Texoma Project Office and follow SMP emergency procedures.
How the USACE process works
Every project is different, but the steps usually look like this:
- Pre-application: Call the Lake Texoma Project Office to confirm whether your work is routine maintenance or needs authorization.
- Application: Provide a site map, scaled drawings, photos, a description of the work and materials, proof of property interest, contractor information, and environmental protection measures.
- Review: The USACE checks completeness, evaluates public safety, navigation, environmental effects, and aesthetics, and may issue a public notice for larger changes.
- Timelines and fees: Simple documentation can be quick. Reviews for expansions often take several weeks, sometimes a few months. Plan ahead and confirm any current fees with the lake office.
Your dock maintenance checklist
A consistent schedule keeps your dock safe and reduces costly surprises. Aim for monthly visual checks during boating season and full inspections in spring and fall.
Structural items
- Decking and boards: Look for soft spots, rot, or splits. Replace badly damaged boards.
- Fasteners: Check bolts, lag screws, and nails. Use marine-grade stainless or hot-dipped galvanized hardware.
- Pilings and supports: Inspect at and just below the waterline for rot or scour. Watch for movement.
- Flotation: Look for leaks or waterlogging. Secure floats and confirm adequate buoyancy.
- Connections and hinges: Check ramps, swing joints, and moving parts for wear and alignment.
Boatlift and mechanicals
- Cables, winches, motors, and sheaves: Lubricate as directed. Replace frayed cables.
- Controls: Keep lift controls dry, covered, and properly mounted.
Bumpers and cleats
- Replace worn bumpers. Confirm cleats are secure and not stripping.
Corrosion and finishes
- Treat or replace corroded metal. Install sacrificial anodes where appropriate.
- Use freshwater-rated, non-toxic sealants or stains as allowed by the SMP.
Environmental housekeeping
- Keep debris out of the water. Clean up fuel or oil promptly. Avoid disturbing shoreline vegetation beyond what the SMP allows.
Documentation
- Maintain a log with dates, work performed, materials used, and photos. Good records support permits, insurance, and future disclosures if you sell.
Electrical safety on docks
Electricity and water are a risky mix. Follow code and use qualified pros.
- Permits and code: Dock electrical work must meet the National Electrical Code standards for marinas, piers, and shore power. Local electrical permits and inspections are typically required by the City of Sherman or Grayson County.
- Equipment: Use GFCI protection on all receptacles and shore-power connections. Select marine-grade wiring, fixtures, and weatherproof enclosures.
- Bonding and grounding: Ensure all bonding and grounding meet code to reduce shock and corrosion risks.
- Overcurrent protection and disconnects: Install properly sized breakers and a readily accessible disconnect for dock circuits and boatlifts.
- Clearances and routing: Maintain required overhead and lateral clearances. Protect wiring in conduit where appropriate.
- Inspections: Test GFCIs monthly and after storms. Have a licensed electrician with marine experience inspect the system periodically.
Common hazards include DIY wiring without permits, missing GFCI protection, corroded connections, and equipment not rated for wet locations. When in doubt, bring in a licensed electrician.
Planning repairs or an expansion
Before you begin, line up the right information and team.
- Review the SMP: Confirm whether your work qualifies as maintenance or requires authorization. The official SMP and lake office contacts are on the USACE Lake Texoma project page.
- Check local permits: Contact the City of Sherman and Grayson County for building and electrical permit procedures.
- Prepare documents: Create a site plan, scaled drawings, current photos, proof of ownership, contractor qualifications, and a materials list.
- Choose experienced contractors: Look for firms that work on USACE-regulated lakes and know Lake Texoma’s SMP.
- Schedule smart: Start discussions early. Consider off-peak seasons for non-urgent work.
- Insurance and disclosures: Confirm your policy coverage for dock structures. If you plan to sell, keep maintenance and permitting documentation ready for buyer review.
- Emergencies: For hazards that require immediate action, notify the Lake Texoma Project Office and follow SMP emergency procedures.
Why this matters for Sherman buyers and sellers
If you are buying a waterfront property around Sherman or greater Grayson County, a compliant dock with clear records is a real asset. Solid documentation, recent inspections, and safe electrical systems can reduce surprises during escrow and appraisal. For sellers, presenting a well-maintained, properly authorized dock supports buyer confidence and can help protect your timeline.
Ready to talk through a waterfront move or sale strategy for Lake Texoma? Reach out to Leigh Calvert for local guidance that aligns with your timeline and goals. Let’s Connect.
FAQs
Do Lake Texoma docks require USACE permits?
- Yes, expansions, new structures, and many replacements need USACE authorization, while limited routine maintenance may not; always verify with the SMP and lake office.
Where can I get the Lake Texoma SMP?
- Download the official Shoreline Management Plan and find the Lake Texoma Project Office contact information on the USACE Lake Texoma project page.
What counts as routine maintenance on a dock?
- Minor work that does not change the dock’s footprint, alignment, or function, such as replacing a few boards or tightening hardware; confirm limits in the SMP.
Who inspects dock electrical work near Sherman?
- A licensed electrician should perform the work, and the City of Sherman or Grayson County will conduct required inspections per local code and NEC.
How long do dock permits take at Lake Texoma?
- Timelines vary; simple documentation can be quick, while expansions commonly take several weeks to a few months, so start early.
