Docks, boathouses and lifts on Smith Mountain Lake

How it works

1. Call or send a request

   Tell us your community or cove and what you have in mind for the dock.

2. We connect you

   Your call goes to an independent dock builder who works on Smith Mountain Lake.

3. They call you back

   The builder visits, walks you through the Appalachian Power and county permits, and quotes the job directly.

Who is this site for?

Owners of waterfront lots on Smith Mountain Lake, whether you live at the lake year-round near Moneta or Huddleston, keep a weekend place on the Franklin County side around Union Hall, or just closed on a lot up the Roanoke River end near Hardy. If you need a new dock, a boathouse, a lift, repairs or rock along the bank, we pass your request to an independent builder who already works within Appalachian Power's shoreline rules.

Who approves docks on Smith Mountain Lake?

Appalachian Power. The company holds the federal license for the Smith Mountain Project (FERC No. 2210) and manages the shoreline under a Shoreline Management Plan that FERC most recently approved on February 18, 2025. Its project boundary generally follows the 800-foot contour around the lake, and the 795-foot contour is the base elevation used to measure docks. A new dock, an expansion, a roof that hangs past the deck and most shoreline work all need Appalachian Power's approval first. After that, you take the approved permit and drawings to the county for a building permit. Our Smith Mountain Lake dock permit guide lays out each step.

How big can my dock be?

It depends on how much shoreline your lot has at the 795-foot contour. Under the current plan, a single-family lot with 100 to 300 feet of shoreline can have up to 1,500 square feet of dock and 2 slips. At 301 to 600 feet it's 2,250 square feet and 3 slips, and at 601 to 900 feet it's 3,000 square feet and 4 slips. No single structure can be larger than 3,000 square feet. A dock can reach no farther than one-third of the way across the cove or 100 feet, whichever is less, and it has to stay at least 15 feet from the dock delineation line shared with your neighbor. Lots need at least 100 feet of frontage at the base elevation, with some exceptions for older lots.

How much does the lake level move?

Less than many lakes. Smith Mountain is part of a pumped storage project, so water is pumped back up through the dam, and the level normally varies by one to two feet over a day and night. Long droughts can pull it lower. That relatively steady level is one reason fixed docks on pilings are practical here, though floating sections and floating walkways are allowed too. Appalachian Power asks every dock owner to sign an acknowledgment that water may be too shallow during low inflow, drought or drawdown, so a builder should check depth at the slip before settling on a location.

What kinds of work do lake owners call about?

• New docks on pilings or floats, sized to your frontage and cove
• Boathouses and covered slips, including second-level sundecks
• Boat lifts and PWC lifts for new docks or existing slips
• Dock repair for worn decking, pilings, roofs and walkways
• Riprap and shoreline stabilization where the bank is eroding

What are the height and roof rules?

A single-family dock can be up to 19 feet tall with a flat roof or 26 feet with a pitched roof, plus a cupola up to 36 inches. You can build a sundeck on the upper level in place of a pitched roof, but you can't add another roof above it to make a covered second story. One enclosed storage area of up to 72 square feet is allowed on the lower level, within the 12 feet of dock closest to shore, and sinks, showers, toilets and water lines aren't permitted on the dock.

When should I start planning?

Several months before you want to use the dock. The application needs a survey by a licensed surveyor, the deeded owners' signatures with the permit notarized, and a recorded subdivision plat, and Appalachian Power returns incomplete applications. Once it signs the permit, you still need the county building permit, and construction has to be finished within one year of the permit date. In-water work between April 15 and June 15 has extra requirements to protect largemouth bass nests, so many owners aim to have pilings in before or after that window.

What does a new dock cost?

That depends on the size and number of slips, pilings versus floats, roof style, a sundeck, lifts, decking material, power, water depth and how easy your lot is to reach from the water. The builder looks at the site and gives you a written quote. We don't set or quote prices.

What should I expect from a good dock builder?

• A current Virginia contractor license in the right class for the job size, plus insurance
• Familiarity with the 2025 Shoreline Management Plan and the county building permit process
• Drawings that match the surveyor's Exhibit A: length, width, height, overhang and distances to lines
• White reflectors on the outer edges about every 20 feet, which the permit requires
• A written contract covering design, schedule, permit responsibilities and warranty

Is this a dock company?

No. Smith Mountain Lake Dock Builders is a referral service. We pass your call or request to an independent dock builder who serves your part of the lake, and that company quotes, builds and warranties the work. Read our tips for hiring a dock builder before you sign anything.

Areas we cover

• Moneta
• Huddleston and the dam end
• Hardy and the Roanoke River end
• Union Hall and the Franklin County shore

Planning ahead? Read our Smith Mountain Lake dock permit guide.