Both Lake Oconee and Lake Sinclair are managed by Georgia Power. That means building near the water involves more than a county building permit. Georgia Power has its own rules for docks, boathouses, clearing, and anything built on its land or inside the lake's project boundary. Here's what lot owners should know before they start.
The short version: If your project touches Georgia Power land or the shoreline, you need a written Georgia Power permit before any work starts. That includes clearing, grading, tree removal, docks, and seawalls, and it applies to both leased and deeded lots (Georgia Power).
Leased lots vs. deeded lots
Some lake lots are owned outright (deeded), while others sit fully or partly on land leased from Georgia Power. Either way, Georgia Power requires a valid agreement before it will issue permits: a lease for Georgia Power and access lots, or a license for deeded lots (Georgia Power Sinclair guidelines). It won't issue any permit if the owner isn't party to a current agreement or is behind on fees (Georgia Power Oconee guidelines).
Docks and boathouses: Oconee vs. Sinclair
This is where the two lakes differ most. All figures below are from Georgia Power's published guidelines and can change, so we always confirm current rules for your specific lot.
| Lake Oconee | Lake Sinclair | |
|---|---|---|
| Boathouses | Not permitted, except for original owners or their heirs | Allowed: single-stall up to 14 x 32 ft, double-stall up to 28 x 32 ft |
| Max dock size | 16 x 20 ft (320 sq ft) | 16 x 20 ft |
| Max reach from shore | 50 ft, or 1/3 across a cove | 50 ft, or 1/3 across a cove |
| Lots platted after 2000 | 100 ft of shoreline + 100 ft at project boundary | 100 ft of shoreline + 100 ft at project boundary |
| Lots platted before 2000 | 100 ft at boundary + 50 ft of shoreline for a dock | 50 ft at boundary + 50 ft of shoreline for a dock |
| Side setback for docks | 15 ft from projected property line | 15 ft from projected property line |
Sources: Georgia Power shoreline management, Lake Oconee guidelines, Lake Sinclair guidelines.
A few more details worth knowing: boathouses must be open-sided, can't include living space or plumbing beyond spigots, and require a home on the lot before Georgia Power will permit one. On both lakes, metal carport-style covers aren't allowed (Georgia Power).
The 25-foot shoreline buffer
Unauthorized clearing within 25 feet of the shoreline, or on Georgia Power project land (whichever is greater), is prohibited. Removing trees on Georgia Power property requires permission, and approved removals generally must be replanted at a 1:1 ratio with native trees (Georgia Power).
The penalties for getting this wrong are serious. Where docks or boathouses already exist, Georgia Power reserves the right to require their removal at the owner's expense and to withhold future lake-use permits (Georgia Power). This is one of the most important reasons to work with a builder who knows the lake.
What Georgia Power asks for when you build a home
Georgia Power's residential dwelling permit checklist includes (Georgia Power):
- A county-approved septic tank permit
- The county building permit, and a land disturbance permit if required
- An erosion and sediment control plan, plus the contractor's certification
- A floor plan with dimensions and a site plan showing the home's location
- A landscape or revegetation plan
Homes must be at least 900 square feet or meet the county minimum, whichever is greater. On Lake Sinclair, Georgia Power's guidelines call for new homes to sit at least 75 feet from the shoreline inside the project boundary and 50 feet outside it (Georgia Power).
Who to contact
Georgia Power's East Georgia Lakes Resource Office handles both lakes: 125 Wallace Dam Road, Eatonton, GA 31024, 706-484-7500, by appointment (Georgia Power). County building departments for Baldwin, Greene, Hancock, Morgan, and Putnam Counties handle building and septic permits.
How we help
We plan your home, dock, and site work around these rules from the first lot walk, so there are no surprises after you've bought the lot or started design. Schedule a consultation and we'll walk you through what your lot allows.
This guide summarizes Georgia Power's published guidelines as of October 2026 and isn't legal advice. Rules change and are applied case by case, so always confirm with Georgia Power and your county before you build.