Pre‑List To‑Dos For Long Lake Sellers

Selling on Long Lake takes more than a pretty shoreline and a fresh coat of paint. Buyers want confidence, and that comes from rock‑solid documentation. If you gather the right records before you list, you reduce surprises, speed up due diligence, and protect your bottom line.

You might be sorting through decades of family files or managing a seasonal cabin from afar. Either way, a clear plan helps. In this guide, you’ll learn exactly what to collect for septic systems, docks and lifts, permits, surveys, service contracts, and photos specific to Long Lake in the Detroit Lakes and Becker County area.

Let’s dive in.

Why pre‑listing docs matter

A strong disclosure packet does three big things for you: it builds trust, answers buyer questions early, and shortens the path to closing. On Long Lake, buyers look closely at shoreline condition, septic capacity, and dock rights. Clean documentation lowers the chance of renegotiations after inspection.

Local rules can vary between Becker County and the City of Detroit Lakes, especially for shoreland, permits, and septic systems. Confirming requirements early helps you avoid last‑minute fixes and delays.

Septic systems: what to gather

Your subsurface sewage treatment system (SSTS) is one of the most scrutinized features of a lake property. Collect these items:

• Original permit and any as‑built drawings.
• Maintenance records: pump‑out receipts, service invoices, filter cleanings, repair logs, and any dosing or chlorination logs.
• Compliance or inspection reports and proof of corrective actions, if any.
• System details: type (mound, gravity, aerobic, sand filter), tank capacity, and age.
• Soil or percolation test results, if available.
• Installer and maintainer contact information, plus any transferable warranties.

Buyers want to understand functional capacity, setbacks to water and wells, and remaining life. Some Minnesota counties require a compliance inspection at time of sale. Requirements vary, so verify current expectations with Becker County. If your paperwork is thin or your system is older, consider a voluntary compliance inspection before listing so you can address issues upfront.

Pro tip: Prepare a one‑page summary that lists the system type, last pump‑out date, service vendor, and known repairs. Place this on top of your septic section in the disclosure packet.

Docks, lifts, and shoreline structures

Docks and lifts are part of the lake lifestyle, but they are also regulated. Gather these records:

• Invoices and receipts for dock and lift purchase, installation, seasonal removal, and winterization.
• Any permits for dock construction or modifications, retaining walls, riprap, seawalls, or other shoreline hardening.
• Manufacturer warranties for lifts and hardware.
• Documentation for shoreline restoration or erosion control work, including native plantings.

Buyers ask who owns the dock, whether it conveys with the sale, and what seasonal services cost. They also want to know if the placement complies with local rules and whether shoreline work was permitted. If you are unsure whether a past project needed a permit, verify with Becker County and, where relevant, the Minnesota DNR. If a permit is missing for older work, ask zoning staff how to document the situation before you list.

State clearly in your listing materials whether the dock and lift are included, excluded, or negotiable, and outline typical annual costs for install/removal and storage.

Permits and shoreland zoning

Shoreland properties can involve several layers of oversight. Agencies to check include:

• Becker County Planning, Zoning, and Environmental Services for shoreland ordinances and septic records.
• City of Detroit Lakes if your property is within city limits.
• Minnesota DNR for activities in public waters, including ordinary high water level considerations and in‑water work.
• MPCA and MDH for septic and water quality guidance.

Pull the following records for your packet:

• Building permits for additions, decks, garages, sheds, and boathouses.
• Shoreline alteration permits for riprap, grading, or vegetation changes in the shoreland zone.
• Public Waters Work permits or DNR notices for in‑water structures when applicable.
• Conditional use permits, variances, or recorded agreements that affect setbacks or use.

If you suspect unpermitted improvements, speak with zoning staff about options. Addressing issues before you go live helps you avoid lender or title company delays and reduces negotiation friction with buyers.

Surveys, boundaries, and title

Lake lots can be irregular, and access or riparian rights can be shared. Clarity on boundaries is key. Gather:

• A certified survey map, recorded plat, or current boundary survey.
• A title commitment or recent abstract showing easements, rights of way, and recorded restrictions.
• Any shared access agreements, including shared driveways or dock easements.

If your survey is more than about 10 years old, or you have improvements near lot lines, consider commissioning an updated survey. Buyers often ask whether a dock sits within the frontage and whether any structures encroach on setbacks. A current survey and title excerpts answer those questions before they become sticking points.

Service contracts and association docs

Ongoing costs and rules matter to buyers. Collect:

• Active service contracts for septic maintenance, landscape care, dock and lift services, HVAC, security systems, and any pumps or mechanicals.
• Warranty documents and any transferable service agreements.
• Lake association, condominium, or POA documents: bylaws, meeting minutes, fee schedules, and budgets.
• A 12‑month snapshot of key service invoices that show typical annual operating costs.

Summarize which contracts can transfer and what a buyer must set up anew. If you have association rules that affect shoreline use or docks, include them so buyers can review early.

Photos that answer buyer questions

Strong visuals make your listing more compelling and help clarify conditions. Capture:

• Wide shots of your entire shoreline from multiple angles, plus context that shows neighboring shorelines.
• Close‑ups of the dock and lift, including anchors and connections.
• Photos of riprap, seawalls, slope, erosion, vegetative buffers, and any drainage outlets.
• Clear images showing setbacks from the primary structure to the shoreline and the ordinary high water level.
• Seasonal shots, ideally recent, and any images that show change over time for erosion or vegetation.
• Interior images of rooms tied to lake use, such as mud rooms, boat storage, and mechanical spaces housing pumps.

Label photos by date and orientation, and include a simple photo index with captions in your disclosure packet. This reduces misunderstandings and helps out‑of‑area buyers evaluate quickly.

Common buyer questions your packet will solve

• Is the septic system compliant and well maintained? Provide permits, inspection reports, and pump‑out records.
• Who owns the dock and is it permitted? Include invoices, permits, and a clear statement about what conveys.
• Are there shoreline use restrictions? Share association rules, recorded easements, and any conditions from permits.
• Where are the lot lines and frontage? Provide a current survey and title excerpts that reference riparian rights.
• What are the ongoing costs? Summarize typical annual expenses for dock services, septic maintenance, and utilities tied to lake systems.

4–6 weeks out: start your file

• Contact Becker County and, if applicable, the City of Detroit Lakes to request a permit history and any available SSTS records. Ask about current sale‑inspection requirements for septic.
• Pull title documents and request an updated title commitment or abstract from your title company.
• Collect dock and lift invoices, permits, and warranties.
• Assemble septic permits, as‑builts, pump‑out receipts, and maintenance invoices.
• Retrieve association governing documents and fee schedules.

2–4 weeks out: verify and document

• Commission a voluntary septic compliance inspection if your documentation is incomplete or the system is older.
• If boundaries are unclear or improvements are near lot lines, order a current survey.
• Take shoreline and property photos and prepare a labeled photo index.
• Scan and organize everything into one digital disclosure packet, plus a paper copy for showings.

1 week out: finalize your summary

• Complete the Minnesota seller property disclosure form with the facts you gathered.
• Create a concise summary sheet with key dates, vendors, and service histories for your septic, dock, and lift.
• Confirm what conveys with the property, including dock, lift, and any storage arrangements.

At listing: share with confidence

• Provide your disclosure packet to buyer agents and upload key documents to the MLS as appropriate. Be mindful of sensitive information.
• Note any pending permits or follow‑up obligations in your listing remarks when helpful.

Who to call in the Detroit Lakes area

• Becker County Planning, Zoning, and Environmental Services for shoreland and SSTS records and guidance.
• City of Detroit Lakes planning if the property lies within city limits.
• Minnesota DNR for public waters guidance, OHWL questions, docks, and shoreline work.
• MPCA and MDH for SSTS homeowner resources and water quality guidance.
• Licensed septic contractors and SSTS inspectors for pump‑out history and voluntary inspections.
• Licensed land surveyors for boundary surveys or CSMs.
• Your title company or a real estate attorney to review easements and title exceptions.
• The local lake association for community rules and shoreline stewardship practices.

What to include in your disclosure packet

• Seller property disclosure form, completed and signed.
• Septic: permit, as‑built, last pump‑out date, maintenance receipts, and any compliance report.
• Dock and lift: invoices, permits, warranties, and a statement of inclusion or exclusion.
• Permits: copies of building and shoreline permits, or a permit history summary from county or city.
• Survey and title: the most recent survey or CSM and title excerpts that show easements or riparian rights.
• Service contracts: copies or summaries of any agreements that may transfer.
• Photos: a labeled index of shoreline and property images with dates and descriptions.
• Association materials: bylaws, dues schedule, and any relevant minutes or rules.

The payoff for you

When you go to market with a complete, organized packet, you position your Long Lake property for smoother negotiations and stronger offers. You reduce the chance of last‑minute surprises, give buyers the confidence to move quickly, and help your agent showcase your home with clarity and precision.

If you want help coordinating records, lining up a voluntary septic inspection, or presenting your shoreline at its best, connect with a lakes specialist who knows the Becker County and Detroit Lakes processes inside and out.

Ready to prepare your Long Lake listing the right way? Reach out to Unknown Company to Request Your Home Valuation.

FAQs

What septic records do Long Lake buyers expect?

• Buyers commonly look for permits, as‑built drawings, pump‑out receipts, maintenance invoices, and any compliance or inspection reports that show the system’s condition and care.

Do I need a septic compliance inspection to sell in Becker County?

• Minnesota counties vary in requirements, so confirm current Becker County expectations early and consider a voluntary inspection if your system is older or documentation is incomplete.

How should I document my dock and lift for the sale?

• Provide invoices, permits, and warranties, clarify whether the dock and lift convey with the sale, and include typical seasonal install/removal and storage costs.

What if past shoreline work was done without a permit?

• Contact county or city zoning staff to discuss after‑the‑fact documentation or mitigation options before listing so you can address issues proactively.

Do I need a new survey for my Long Lake property?

• If your survey is older than about 10 years, or structures sit near boundaries or the shoreline, consider commissioning a current survey to avoid encroachment disputes and clarify frontage.