From pre-approval to paying points, buying a home is always complicated. But throw "waterfront" in the mix, and things get even more complex.  Fortunately, real estate agents who regularly deal with waterfront properties know the ins and outs.

Many folks dream of living on the water and often pursue a lake home as a secondary property. You can have a lakefront lifestyle, but there are a few considerations for this purchase.

Buying a lakefront home is very different compared to your traditional purchase. 

All things being equal, homes located on a lake are typically more valuable than homes that aren't. While your initial expense may be more significant, the potential for greater appreciation is typical with a lakefront home.

Below is a series of questions you should consider when buying a lakefront house. Whether dealing directly with a seller or through a real estate agent, get these answers to ensure you're happy with the purchase.

Current State of The Property

With birds calling and fish jumping, living closer to nature creates a serene landscape around the home. However, the moisture in the air, the weather patterns created by the lake, and the rise and fall of the water level can all lead to changes in and around the property. Wood, metal, and stone can all be affected by the unique conditions created by the lake.

Go through the home with a qualified home inspector who will take the time to go through the property from top to bottom.

Specifically, look out for the top home inspection problems, especially bug infestation and water issues.

Lake House Orientation

When living on a lake, you will want to consider the orientation to the sun and how it sets. The home likely gets morning or afternoon sun, sometimes both. Does the lake facing side have any sun protection? 

Winds coming off the lake affect your enjoyment of the property and the heating costs.

One of the best parts of living on the lake is looking out over the water every morning. Unfortunately, not every home labeled as a lake home offers this kind of view. Depending on your needs or budget, the picturesque view might not be a priority.

However, if you want to get the most out of lakefront living, you should make sure that the view you have from your home fits your desires.

You might also want to drive around and see if the lake is wholly developed. The view you have at the time of your purchase could change if there are still building lots surrounding the property or the other side of the lake. You could be looking at something completely different than you planned on at a moment's notice. 

Specific Information About The Lake

Lakes can vary considerably. Some lake homes are on nature preserves, while Other homes are on public access or private lakes. 

Find out as much information as you can about the lake. Here are some excellent questions to ask when considering buying a lakefront home:

• Is the bottom rocky, sandy, or muddy?

• How busy is the lake during each season?

• What recreational opportunities are available on the lake? Kayaking, boating, fishing, swimming, scuba diving, snorkeling, water skiing, waterfowl hunting?

• What is mosquito season like on the lake?

• How easy is it to access the shoreline from your home?

• Does the lake maintain its water level with the seasons?

• Is the lake stocked with fish?

• Are there invasive species of concern?

• Are you allowed to have a dock right off your shore?

These are all questions that may or may not pertain to the lake you are considering buying on but are great things to believe in the back of your mind to ask a realtor.

The Lake Association

Find out if there is a homeowner's association or other organization that controls the lake area where you plan to buy. These kinds of organizations can vary greatly in how they handle issues. 

Having a Lake association is generally a good thing as the goal is to protect the lake's future and resolve any issues that could threaten the lake's health. 

The lake association members meet when necessary to discuss lake problems and determine courses of action to remedy any issues.

Often, members attend town meetings to be a voice for the lake, apply for grants to protect or improve the lake, and monitor the lake for any invasive species. 

Expansion Possibilities With Lake Houses

In some lakefront locations, the housing has started as small vacation-style cottages, only being expanded upon and turned into permanent residences.

Local zoning can often vary quite a bit on a lake – sometimes, the lots' size is smaller than lot sizes in a non-waterfront location. 

You may have grand visions of putting on a second story or adding a significant addition and discover it's impossible. Better to find out before than after you have made your purchase.

Whether or not a town sewer is available is essential for many home buyers. Septic systems can be costly to replace, primarily when located close to a lake.

Many communities will install a sewer system due to the sensitive nature of the quality of the lake. You should consider planning for this additional expense if a public sewer is unavailable.

Lakes are considered wetlands, so they are afforded different protection under the Wetlands protection act. 

The local conservation board will likely want to know anything you do to the property within 100 feet of the lake.

The vast majority of cities and towns also have strict "no disturb" rules that apply to areas directly bordering the lake – most of the time 25 feet. In most locales, this restricts building, clearing, planting, etc. The purpose is to maintain a natural buffer for the lake and impact any plans you may have. 

Do your homework when you see a property advertised as having "lake access" or "right of way to Lake." 

Lakefront houses can have antiquated zoning that allows for unusual things. It will be worth researching this aspect of buying a lake house.

There is truly something magical about owning a lakehouse. Being on the water gives you a naturally great feeling. Whether you are looking at sunrise or sunset, it is always better to do it from a lake location.

When buying a lakefront house, do all the usual due diligence you would do with any other home. The little extra time you spend researching the lake you plan on living on will be worth it.

Check out information on specific lakes across the United States – see a detailed overview of some of the more recognizable lakes around the country from The Army Corps of Engineers.

The National Lakes Assessment resource on lake information provided by the Environmental Protection Agency has some helpful lake house tips worth reading.