Old Hickory Lake Dock & Shoreline Permits: Owner Guide

You found a home on Old Hickory Lake and pictured a private dock, a tidy shoreline, and easy boat days. Then you heard about permits and agencies and wondered where to start. You are not alone. Waterfront rules on Old Hickory Lake are unique, and the process can feel complex.

This guide breaks it down in plain language for Wilson County owners and buyers. You will learn who regulates the lake, what projects need permits, how reviews work, common pitfalls, and a simple checklist to move forward with confidence. Let’s dive in.

Who regulates Old Hickory Lake

Old Hickory Lake is managed by the U.S. Army Corps of Engineers (USACE), Nashville District. Most work in, over, or affecting the reservoir or federal project lands requires USACE approval.

Tennessee’s Department of Environment and Conservation (TDEC), Division of Water Resources, regulates activities that alter aquatic resources. Many shoreline or in‑water projects need an Aquatic Resource Alteration Permit, called an ARAP.

Local rules also apply. Wilson County planning, zoning, building codes, and floodplain standards govern landward work. If your property sits inside city limits like Lebanon or Mt. Juliet, you may need municipal approvals. Homeowners associations and neighborhood covenants can add separate restrictions. The Tennessee Wildlife Resources Agency can influence timing for work to protect fish and wildlife.

The bottom line: approvals are layered. A permit from one agency does not replace others.

What needs a permit

Common dock projects

• Building a new private dock, pier, or boathouse
• Replacing, enlarging, or relocating an existing dock or walkway
• Installing mooring piles or anchoring systems that extend into the reservoir

Vegetation and shoreline work

• Shoreline stabilization, such as riprap, stone revetments, bulkheads, or seawalls
• Removal or substantial trimming of shoreline vegetation waterward of the ordinary high water mark (OHWM)
• Bank grading or earthwork that affects runoff, erosion, or aquatic habitat

Jurisdiction triggers to know

• Work below or waterward of the OHWM typically falls under USACE jurisdiction
• Any permanent structure on federal project lands requires USACE authorization
• Disturbing state aquatic resources, including in‑water work and bank alterations, can trigger a TDEC ARAP
• Landward building, setbacks, drainage, septic, and floodplain elements are reviewed by county or city officials

Permit types and how reviews work

USACE permits and criteria

USACE uses different authorization types depending on your project’s size and impact. The review focuses on navigation and public safety, effects on federal project lands and public access, aquatic habitat, reservoir operations, and how your plan affects neighbors and lake use.

Policies for private docks on Corps lakes are lake‑specific and can change. Early coordination helps you align your design with current standards.

TDEC ARAP essentials

ARAPs cover activities that alter a shoreline, stream, or wetland. TDEC evaluates water quality, erosion and sediment control, and habitat protection. Conditions may limit when you can work in the water to protect fish and wildlife.

County and city approvals

Local reviews check structural safety, setbacks, lot coverage, drainage, septic interactions, and floodplain compliance. A floodplain development permit may be required if you build within regulated zones.

What to submit

Have these materials ready, since one or more agencies often request them:

• Certified boundary survey showing lot lines and the OHWM
• Site plan and construction drawings with dimensions, materials, elevations, and distance lakeward
• Photos of the shoreline and lake view
• Construction methods, access routes, staging areas, and erosion‑control measures
• Construction timeline and any proposed in‑water work windows
• Proof of ownership or authorized agent letter
• Environmental documentation, if wetlands or sensitive habitats are present

Timelines, fees, and bonds

Timelines depend on permit type and complexity. General permits can move faster, while individual permits can take several months or longer. Concurrent reviews by USACE, TDEC, and local offices are common. Agencies may charge application fees and, in some cases, require mitigation or performance bonds.

How your dock and shoreline are evaluated

Dock design factors

Reviewers consider size, shape, and how far your dock extends into the lake. They look at whether it could interfere with navigation or neighbor use. Design and anchoring methods must handle changing water levels. Floating versus fixed structures, materials, and shading impacts on aquatic habitat also matter.

Vegetation and stabilization best practices

Regulators prefer softer, bioengineered shoreline solutions when feasible. Examples include live staking, coir logs, and vegetated buffers. These methods often face fewer hurdles than hard armoring like bulkheads. If you propose riprap or a seawall, expect additional scrutiny and potential mitigation.

Seasonal work windows

Many permits include time‑of‑year restrictions for in‑water work. This protects fish spawning and sensitive species. Your contractor should plan around these windows to keep your project on schedule.

Step‑by‑step for buyers and owners

Before you buy or plan work

• Confirm whether your property sits in Wilson County jurisdiction or inside a city like Lebanon or Mt. Juliet
• Order a certified boundary survey that locates the OHWM and any recorded easements or flowage easements
• Review your deed and any HOA covenants for dock or shoreline limits
• Call USACE Nashville District to discuss federal project lands, private dock policies on Old Hickory Lake, required permits, design standards, and typical review time
• Contact TDEC Division of Water Resources to confirm ARAP needs and ask about in‑water work windows
• Contact Wilson County Planning/Building/Floodplain, or your city’s planning office if applicable, to confirm local permits and floodplain requirements

If you proceed with a project

• Hire a licensed surveyor and a shoreline contractor or civil engineer with Old Hickory Lake experience
• Prepare clear drawings and an erosion‑control plan, including staging and access paths
• Submit to USACE, TDEC, and local offices at the same time to shorten the overall timeline
• Ask agencies about preferred designs that may qualify for streamlined approvals
• Keep organized records of all communications, approvals, and plans

Smart questions to ask

• Which federal, state, and local permits apply to this property and project?
• How is the OHWM determined on this parcel?
• Are there pre‑approved design templates or programmatic permits?
• What are the in‑water work windows or seasonal limits?
• What mitigation measures might be required?
• What are typical review timelines and fee ranges?
• Does the design touch federal project land or a recorded flowage easement?

Pitfalls to avoid

• Starting any work before you have all required permits
• Assuming waterfront ownership includes rights to place structures on federal lands or submerged areas
• Skipping the survey or delaying OHWM verification
• Choosing hard armoring without exploring bioengineering options
• Applying to agencies one by one instead of concurrently
• Ignoring neighbor impacts, navigation lanes, or littoral access
• Hiring a contractor without USACE and TDEC experience on Old Hickory Lake
• Overlooking wetlands, tributary streams, or protected species

Enforcement and outcomes

If work happens without permits, agencies can issue stop‑work orders, require restoration, assess fines, and even deny after‑the‑fact permits. When mitigation is required, it may include replanting vegetated buffers, scaling back the design, switching to bioengineered stabilization, or compensating for habitat impacts.

Adaptive designs tend to fare better. Smaller footprints, floating docks that reduce shading, and maintained vegetated buffers can lower mitigation needs and help your application move smoothly.

Wilson County coordination tips

Many Old Hickory Lake homes in Wilson County sit near city boundaries. Confirm jurisdiction early. A property inside Lebanon or Mt. Juliet will involve municipal review in addition to county and state/federal permits.

Floodplains are another key factor. If any part of your project touches a regulated flood zone, you may need a floodplain development permit and specific construction standards. Build this into your schedule.

HOA or neighborhood rules can be strict and separate from government approvals. Read covenants closely for dock size, style, and vegetation rules.

A simple timeline example

• Pre‑planning and survey: Gather your boundary survey, confirm the OHWM, and review covenants. Use this to shape your design.
• Early agency calls: Speak with USACE, TDEC, and the county or city to confirm permits, design expectations, and in‑water work windows.
• Design and submissions: Hire experienced pros, finalize drawings, and submit to USACE, TDEC, and local offices at the same time.
• Concurrent reviews: Respond quickly to agency questions. Adjust the design if requested to avoid delays.
• Approvals and construction: Once all permits are in hand, schedule work within allowed windows and follow erosion‑control plans.

Ready to move forward?

Waterfront living on Old Hickory Lake is a gift, and with the right plan, your dock and shoreline can be both beautiful and compliant. If you are weighing a purchase or mapping your project timeline, I can help you navigate due diligence, align inspections and surveys, and connect you with the right local resources so you move confidently.

If you want a calm, client‑first path to Wilson County waterfront living, reach out. Let’s walk your plan, timeline, and next steps together. Connect with Unknown Company to get started today.

FAQs

Who approves private docks on Old Hickory Lake in Wilson County?

• USACE is the primary federal authority, with TDEC handling aquatic resource impacts and Wilson County or city offices reviewing local building and floodplain requirements.

What projects at the shoreline usually need permits?

• New or expanded docks, boathouses, mooring piles, shoreline armoring, vegetation removal below the OHWM, grading that affects runoff, and any in‑water work generally require approvals.

How long do Old Hickory Lake permits take to process?

• Simpler projects under general permits can move in weeks to a few months, while complex or individual permits may take several months or longer, especially with multi‑agency review.

Do I automatically have the right to build a dock if I own waterfront property?

• No. Federal ownership or flowage easements and USACE policies govern what can be placed on federal project lands or submerged areas, regardless of private upland ownership.

Can I remove trees or vegetation along the shoreline?

• Substantial trimming or removal below the OHWM often requires approval, and agencies prefer maintaining vegetated buffers or using bioengineered solutions to limit erosion and habitat impacts.

What happens if work starts before permits are issued?

• Agencies can issue stop‑work orders, require restoration, assess fines, and in some cases deny after‑the‑fact permits or require mitigation.

Are hard seawalls or bulkheads allowed on Old Hickory Lake?

• They face higher regulatory scrutiny than softer methods; bioengineered stabilization is typically preferred and may reduce mitigation requirements.