Waterfront buyers love a clean edge to the water. Waterfront sellers love that it photographs well. And everyone loves the idea of “fixing the shoreline” after closing.
Here is the West Michigan reality: shoreline work is often not just a landscaping decision. It is a permitting decision, and the difference between “maintenance” and “new work” can be the difference between a straightforward project and a months-long permitting and design process.
This guide is written for inland-lake and riverfront properties across Greater Grand Rapids and West Michigan where owners are dealing with erosion, failing seawalls, collapsing banks, or a shoreline that needs stabilization before a sale.
First: assume you need a permit until you prove you do not
In Michigan, construction activities on inland lakes and streams are regulated under Part 301 (Inland Lakes and Streams) of NREPA, and many common waterfront projects can require EGLE review and approval. EGLE’s Inland Lakes and Streams program oversees activities like dredging, filling, placing structures on bottomlands, and other work that affects inland lakes and streams. ([michigan.gov](https://www.michigan.gov/egle/about/organization/water-resources/inland-lakes-and-streams/overview))
EGLE is also explicit that shoreline hardening has tradeoffs. Vertical walls can have negative effects on habitat and can increase erosion on neighboring properties. Because of those impacts, EGLE recommends natural shoreline treatments where feasible and cautions against new shoreline hardening when alternatives can do the job. ([michigan.gov](https://www.michigan.gov/egle/about/organization/water-resources/inland-lakes-and-streams/overview))
The projects that most often surprise West Michigan buyers and sellers
1) Replacing a failing seawall (or “just swapping it out”)
EGLE’s shoreline erosion protection guidance for inland lakes and streams states that a permit is required to install or replace shoreline protection, including seawall replacements. It also explains that certain seawall replacements may qualify for expedited permit processing if criteria are met, including minimizing the footprint and including toe stone. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/egle/Documents/Programs/WRD/Inland-Lakes-and-Streams/Shoreline-Erosion-Protection-Inland-Lakes-and-Streams-Handout.pdf?rev=9455d1e9dbf64aebaa9dd99f6bc7378a))
One key nuance that matters in transactions: EGLE notes that some maintenance of a previously permitted seawall may not need a permit if it is in-kind with no design or material modifications and is limited in scope (for example, not more than 25 percent of the length, per the guidance). ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/egle/Documents/Programs/WRD/Inland-Lakes-and-Streams/Shoreline-Erosion-Protection-Inland-Lakes-and-Streams-Handout.pdf?rev=9455d1e9dbf64aebaa9dd99f6bc7378a))
Practical takeaway: “existing seawall” on a listing does not automatically mean you can replace it quickly or cheaply, and it does not automatically mean prior work was permitted.
2) Adding riprap (stone) to stop erosion
Riprap is often marketed as the simpler, more natural alternative to a wall. It can be a great solution in the right setting, but it is still shoreline protection. EGLE’s inland shoreline erosion guidance lists riprap as shoreline protection that may be eligible for expedited permit categories when criteria are met (including properly sized stone). ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/egle/Documents/Programs/WRD/Inland-Lakes-and-Streams/Shoreline-Erosion-Protection-Inland-Lakes-and-Streams-Handout.pdf?rev=9455d1e9dbf64aebaa9dd99f6bc7378a))
3) “Soft shoreline” or bioengineering (plants, logs, soil lifts, coir logs)
Bioengineering is generally the direction EGLE wants owners to consider. EGLE’s shoreline erosion protection guidance describes bioengineering practices as a preferred best management practice and notes they can be reviewed through expedited permit categories. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/egle/Documents/Programs/WRD/Inland-Lakes-and-Streams/Shoreline-Erosion-Protection-Inland-Lakes-and-Streams-Handout.pdf?rev=9455d1e9dbf64aebaa9dd99f6bc7378a))
EGLE also maintains a dedicated Inland Lake Shoreline Protection resource hub with best management practice fact sheets and planning tools. For example, EGLE describes an online shoreline energy assessment that generates a report which can be uploaded into MiEnviro as part of shoreline protection permit applications. ([michigan.gov](https://www.michigan.gov/en/egle/about/Organization/Water-Resources/inland-lakes-and-streams/shoreline-protection))
Inland lake vs. Lake Michigan: do not mix up the rulebooks
In West Michigan, it is easy to blur the lines between “waterfront is waterfront.” It is not.
- Inland lakes and streams are generally under EGLE Part 301 permitting for many shoreline and in-water activities. ([michigan.gov](https://www.michigan.gov/egle/about/organization/water-resources/inland-lakes-and-streams/overview))
- Great Lakes shoreline work can trigger different parts of NREPA and can involve additional layers like high risk erosion areas and, in some locations, critical dunes. (If you are on Lake Michigan, treat your due diligence as a different category of project.) ([michigan.gov](https://www.michigan.gov/egle/regulatory-assistance/permits))
If you are buying or selling Lake Michigan frontage, treat shoreline stabilization as a front-end investigation, not an afterthought.
How permitting actually works: the Joint Permit Application and MiEnviro
Michigan’s land and water interface permitting is built around the EGLE/USACE Joint Permit Application (JPA), intended to prevent duplication and provide simultaneous review for a wide range of “where land meets water” projects (wetlands, inland lakes and streams, Great Lakes bottomlands, floodplains, dams, critical dunes, and more). ([michigan.gov](https://www.michigan.gov/egle/faqs/water-resources-protection/land-and-water-interface-project-permitting))
For most owners, the most important operational detail is this: the JPA is submitted through the MiEnviro portal. EGLE’s FAQ explains that MiEnviro allows applicants to submit fees, check application status, and access public notices. ([michigan.gov](https://www.michigan.gov/egle/faqs/water-resources-protection/land-and-water-interface-project-permitting))
MiEnviro’s own help guidance also gets specific about what usually bogs applications down: you are expected to upload supporting documents like a location map, a detailed site plan, and cross-sections with dimensions, plus authorization letters when an agent is involved or access is needed across another parcel. ([michigan.gov](https://www.michigan.gov/egle/faqs/environmental-assistance/mienviro-portal))
Timeline reality check
EGLE’s land and water interface permitting FAQ provides a useful planning range: 30 to 90 days from the time EGLE receives a complete application until a decision is made, with timing affected by project complexity, correction cycles, public notice requirements, and seasonal workload. ([michigan.gov](https://www.michigan.gov/egle/faqs/water-resources-protection/land-and-water-interface-project-permitting))
In a real estate context, that “complete application” phrase is the whole game. If the permit plan set is incomplete, or the scope changes after EGLE’s site visit, your schedule can slide.
Permit categories matter (and misclassifying your project can cost you time)
EGLE describes a tiered permitting structure, with some projects qualifying for General Permit categories (least impactful, typically expedited), others fitting Minor Project categories, and projects that do not fit those categories requiring an Individual Permit (often involving a public notice process). ([michigan.gov](https://www.michigan.gov/en/egle/about/Organization/Water-Resources/Wetlands/permit-categories))
Why buyers and sellers should care: EGLE notes that if the Joint Permit Application information does not reflect the category criteria, the applicant can be kicked out to a different track and asked for additional information and fees, which delays processing. ([michigan.gov](https://www.michigan.gov/en/egle/about/Organization/Water-Resources/Wetlands/permit-categories))
Translation: if a seller is trying to “get a permit in process” as a value-add before listing, it needs to be done thoughtfully. A rushed, under-documented application can become a liability instead of a selling point.
The “ordinary high water mark” is not trivia. It is the boundary that drives the permit question.
EGLE’s shoreline protection page states that shoreline projects at or below the ordinary high water mark require a permit. ([michigan.gov](https://www.michigan.gov/en/egle/about/Organization/Water-Resources/inland-lakes-and-streams/shoreline-protection))
That statement is why I push clients to stop treating shoreline stabilization like a backyard hardscape project. The minute you are working at or below that line, you are often in permitting territory, and you should price the project with permitting, engineering, and timing in mind.
A closing-safe shoreline checklist for West Michigan waterfront deals
For buyers (before you write the offer, or during your inspection window)
- Identify the shoreline problem precisely. Is the bank actively failing? Is the wall leaning? Is riprap sliding into the lake? Your solution and your permit category change depending on the conditions.
- Ask for documentation of prior shoreline work. Permits, contractor invoices, drawings, and any correspondence. If it was previously permitted, maintenance rules may be different than if it was never permitted. ([michigan.gov](https://www.michigan.gov/-/media/Project/Websites/egle/Documents/Programs/WRD/Inland-Lakes-and-Streams/Shoreline-Erosion-Protection-Inland-Lakes-and-Streams-Handout.pdf?rev=9455d1e9dbf64aebaa9dd99f6bc7378a))
- Budget for design and drawings. MiEnviro guidance expects site plans and cross-sections with dimensions. If you do not have them, assume you will pay to create them. ([michigan.gov](https://www.michigan.gov/egle/faqs/environmental-assistance/mienviro-portal))
- Plan your timeline around EGLE review, not contractor promises. EGLE’s published planning range is generally 30 to 90 days from a complete application, with longer timelines possible depending on project characteristics. ([michigan.gov](https://www.michigan.gov/egle/faqs/water-resources-protection/land-and-water-interface-project-permitting))
- Do not assume you can “just repair it after closing.” If the shoreline issue is severe enough that it affects safe access, dock usability, or the likelihood of continued loss of land, it can also affect insurance, lender comfort, and appraisal risk. (Not legal or lending advice. It is transaction reality.)
For sellers (before you list, or before the buyer’s inspection)
- Decide whether to fix, permit, or disclose-and-price. On many properties, the best outcome is not “install a new seawall.” It is “document what exists, price correctly, and offer a clean path for a buyer’s plan.”
- Pull together your shoreline file. Old permits, old surveys, photos of the shoreline over time, and contractor notes. This reduces buyer fear and helps a buyer’s contractor quote the job realistically.
- If you start a permit process, do it like a professional project. The JPA system exists to coordinate state and federal review for land-water interface projects, and the category and completeness of your application impacts speed. ([michigan.gov](https://www.michigan.gov/egle/about/organization/water-resources/joint-permit-application))
- Be careful with “pre-closing work” near the waterline. Well-intended last-minute riprap or grading can create a permitting issue that did not exist during showings. If work is needed for safety, get counsel from the right contractor and confirm permit requirements first.
What I look for when I am advising clients on shoreline issues
I am not an engineer and this is not legal advice. But from a deal-protection perspective, shoreline stabilization tends to go sideways for predictable reasons:
- The scope is defined by aesthetics, not conditions. A vertical wall might look “clean,” but EGLE’s guidance is clear about why vertical walls are not generally recommended and why natural treatments are preferred where feasible. ([michigan.gov](https://www.michigan.gov/egle/about/organization/water-resources/inland-lakes-and-streams/overview))
- The plan ignores permitting and timing. EGLE’s own guidance makes it clear that processing time depends on application completeness and other factors. ([michigan.gov](https://www.michigan.gov/egle/faqs/water-resources-protection/land-and-water-interface-project-permitting))
- Everyone assumes the shoreline line is obvious. The ordinary high water mark concept is easy to talk past. When you are dealing with a high-value waterfront property, “close enough” is not a strategy.
A smart path forward (without turning your purchase or sale into a science project)
If you are buying or selling inland waterfront in West Michigan and the shoreline is part of the value, treat it as a due diligence track just like well and septic, roof condition, or HOA documents. Identify what work is truly needed, what has been done historically, and what your realistic permitting and construction window looks like.
If you want a second set of eyes on how shoreline condition should affect pricing, inspection strategy, and contract timing, I am happy to help you structure a plan that protects your net and keeps the deal moving. You can also browse more West Michigan due diligence guides on the Insights page.