Everything below the 800-foot contour at Smith Mountain Lake is managed by Appalachian Power under its federal hydroelectric license. Here is what that means for patios, pergolas, pavilions, docks, and tree removal on lakefront property — and how to plan a project that clears both AEP and the county. Reviewed August 2026.
Smith Mountain Lake operates at a full-pond elevation of 795 feet above sea level. The project boundary — the line where Appalachian Power's authority begins — sits at the 800-foot contour (NGVD 29). Below that line, AEP's Shoreline Management Plan controls what can be built, planted, cleared, or excavated, under license from the Federal Energy Regulatory Commission. Above the contour, normal county rules apply: Franklin County or Bedford County building permits, zoning setbacks, and Virginia's statewide building code. Most patios, pergolas, and pavilions are built above the 800-foot line and are county matters — the shoreline work that connects them to the water, such as steps, stabilization, vegetation clearing, and docks, is where AEP permits come in.
Outdoor living structures on lakefront lots follow the same permitting as anywhere in Franklin or Bedford County — with extra attention to slope, setbacks, and erosion control. On steep grades the retaining wall, not the patio, is often the permitted element, and septic field locations frequently dictate where a structure can legally sit on lake parcels.
Docks, boat lifts, riprap, excavation, and shoreline stabilization below the 800-foot line require an Occupancy and Use Permit from Appalachian Power — regardless of what the deed says about the land. As of July 31, 2026, new Occupancy and Use Permits are valid for two years from issuance instead of one, which gives larger projects room to sequence shoreline and upland phases together.
The fastest way to understand a lakefront project: split it at the 800-foot contour and assign each piece to its authority.
Patios, decks, pergolas, pavilions, and pools. Franklin or Bedford County permits, zoning setbacks, and the Virginia USBC. See our Franklin County permit guide for thresholds.
Docks, boat lifts, riprap, excavation, stabilization, and steps to the water. Occupancy & Use Permit from Appalachian Power — two-year validity as of July 2026.
Any removal of vegetation half an inch in diameter or larger requires an AEP Vegetation Removal Permit — including clearing for views. Selective, approved pruning beats denial letters.
Smith Mountain Lake shoreline parcels in Moneta, Westlake, Hardy, Huddleston, Wirtz, Penhook, Union Hall, Goodview, and Glade Hill — spanning Franklin and Bedford counties. AEP's Shoreline Management Plan applies lake-wide; which county rules apply depends on the parcel.
