Tree, Fence and Drainage Basics in Williamson County

Great curb appeal starts at the street, but buyers also look at what they cannot see at first glance: tree health, fence legality, and how water moves across a lot. In Thompson’s Station and greater Williamson County, these three basics shape safety, maintenance costs, and resale value. This guide is for sellers prepping to list, buyers evaluating a property, and homeowners planning improvements. You will find simple checklists, local rules to know, and when to call a pro. If you want a tailored plan, our Luxe Concierge can coordinate trusted arborists, fence contractors, and drainage specialists for you.

Trees — assessment, common issues and what sellers and buyers should do

A quick visual check can flag the most common risks before they become big problems.

How to assess trees fast:

• Stand back and scan for lean. A sudden or pronounced lean, especially after a storm, needs immediate attention.
• Look up for dead or hanging branches, cracks in major limbs, or fungus on the trunk.
• Check root zones. Exposed roots, soil heaving, or roots pressing against driveways, foundations, or sidewalks are red flags.
• Note proximity. Large trees close to the house, roof, pool, or septic lines merit a pro review.

Typical risks in Middle Tennessee:

• Storm damage and falling limbs during high winds and heavy rain are common. Insurance may cover damage, but carriers often ask for proof of maintenance.
• Root intrusion can crack driveways and invade sewer lines. University of Tennessee Extension recommends choosing species and distances that are “sewer safer” and suitable under or near power lines. See UT guidance on species selection and placement at the UT Extension library, including “Choosing Sewer Safer Trees” and planting under lines resources (https://trace.tennessee.edu/utk_agexfores/59/).
• Neighbor impacts. Tennessee law allows you to trim branches and roots on your side of the property line, up to the boundary, but you cannot trespass or harm the tree. Courts have recognized damages where negligent actions cause harm. See the Tennessee Supreme Court’s overview of remedies related to neighbor trees (https://www.tncourts.gov/press/2002/12/19/supreme-court-expands-rights-property-owners-harmed-neighbors-trees).

Maintenance basics sellers and buyers should know:

• Pruning cycles. Light, regular pruning improves structure and reduces storm breakage. Avoid heavy pruning during peak heat.
• Mulching. A 2 to 3 inch mulch ring, kept off the trunk, protects roots and reduces mower damage.
• Root barriers. In tight spaces near hardscape, a root barrier can redirect growth. Install with a pro to avoid harming the tree.

When removal makes sense:

• The tree is dead, declining, structurally unsound, or causing repeated damage. Removing a hazardous tree can boost buyer confidence and improve listing photos. Stumps should be ground below grade and filled for a clean look.

Pro to call and when:

• Hire an ISA certified arborist for large trees, signs of disease, cavities, major lean, or roots near foundations and utilities. Landscapers are great for routine trimming of small ornamentals.

Costs and timing in our area:

• Routine pruning: often a few hundred dollars for small trees and up to a few thousand for large canopy work.
• Removal and stump grinding: can range from under a thousand to several thousand per large tree depending on size, access, and crane need. Get 2 to 3 local quotes and ask about timelines. Busy seasons follow major storms.

Planting with purpose:

• Choose the right tree for the right place. Keep plantings clear of sewer lines and away from overhead lines when possible. Local municipal tree and landscape standards encourage smart placement and spacing (https://www.mtas.tennessee.edu/reference/establishing-tree-board-ordinance).

Fences — boundary clarity, materials, repairs and neighborhood considerations

A well kept fence adds privacy, defines space, and frames outdoor living. A tired fence can drag down curb appeal and even raise compliance issues.

Know the local rules first:

• Thompson’s Station requires a fence permit for new installations, effective July 1, 2024. Applications are submitted through the Town’s GeoCivix portal, and the Fence Permit Checklist explains submittals and steps. Start at the Town’s Building and Codes page to access the portal and forms (https://www.thompsons-station.gov/departments/community-development/building-and-codes/permit-applications) and see the permit notice (https://www.thompsons-station.gov/news/fence-permits-required-july-1st).
• The Town’s Land Development Ordinance controls fence placement, heights, setbacks, and design standards. Exact limits vary by district, lot type, and frontage. Always verify the LDO before you set posts (https://www.thompsons-station.gov/all-aboard-comprehensive-plan/LDO).

Quick fence inspection checklist:

• Posts: check for rot, movement, or heaving. Posts should be plumb and solid.
• Rails and panels: look for warping, loose fasteners, or broken pickets.
• Gates and hardware: confirm smooth swing, proper latching, and level alignment.
• Finish: peeling stain, algae, or rust reduces buyer appeal.

Materials at a glance:

• Wood: warm and classic. Needs sealing or staining every 2 to 4 years. Lifespan varies by species and care.
• Vinyl: low maintenance, clean look, higher upfront cost, limited color options.
• Metal: aluminum is light and rust resistant with an elegant profile; steel or iron is strong and premium but needs coating care.

Boundary and easement cautions:

• Confirm your property lines. Order a survey if unclear, and always check your plat and deed for easements. Utilities and right of way holders have access and may remove obstructions in easements. Tennessee law and common utility policies allow removal of fences or vegetation that block access. Learn more about rights of way at this statutory overview and utility guidance resources (https://law.justia.com/codes/tennessee/title-54/chapter-14/section-54-14-102/ and https://www.mea.coop/power-safety/right-of-way-use).

Repair or replace:

• Repair when damage is localized and the fence is under half of its expected life. Replace when posts are failing across long runs, the style clashes with neighborhood character, or repairs approach new install cost.

When to hire a pro and permit notes:

• Hire a licensed fencing contractor when setting many posts, working on a slope, crossing drainage swales, or near utilities. Pull the required Town fence permit and check HOA guidelines where applicable. If an easement crosses your yard, confirm with the Town before you build.

Drainage — spot problems, simple fixes, and when to involve a pro

Water should flow away from your home, not toward it. In our clay soils, poor grading and clogged gutters can quickly cause puddling, erosion, or basement leaks.

Signs of drainage issues:

• Standing water 24 to 48 hours after a rain, especially near the foundation.
• Erosion lines, mulch washouts, or exposed roots in beds.
• Efflorescence or dampness on basement walls. Musty smells in crawl spaces.
• Soggy lawn patches and settled fence posts.

Quick fixes most sellers can handle:

• Clean gutters and downspouts. Extend downspouts 6 to 10 feet away from the foundation.
• Regrade topsoil to slope away from the house for the first 6 to 10 feet.
• Add splash blocks, repair settled pavers, and refresh mulch to slow surface flow.

Larger interventions and what they do:

• French drain: perforated pipe in gravel that collects and moves subsurface water.
• Catch basins and surface drains: collect visible runoff and route it safely.
• Dry well: underground storage that disperses water slowly in suitable soils.
• Swales: shallow, turf or rock lined channels that carry water between properties.
• Retaining walls: stabilize slopes; may require engineering and permits at certain heights.

Local rules you should know:

• Williamson County’s Stormwater Management program oversees land disturbance, erosion control, and drainage impacts during construction. Larger grading changes, pond builds, driveway culverts, and significant soil disturbance often require review and a Land Disturbance Permit. Start with the County’s stormwater page for guidance and forms.
• Tennessee’s NPDES program regulates construction stormwater at the state level. Big earthwork or larger pond projects may trigger permits. Review the state stormwater page if your plans go beyond light landscaping.
• Many ditches and small streams are on private property. Owners are typically responsible for keeping them clear. Check flood mapping through FEMA and local GIS to see if a lot sits in the Special Flood Hazard Area, which brings extra rules and insurance needs.

How drainage connects to trees and fences:

• Redirected water can undermine fence posts and expose tree roots. Avoid blocking established swales with new fences. Plant water tolerant species in wetter zones and keep fence lines clear of flow paths.

When to call a pro:

• Call a landscape drainage contractor or civil engineer if water reaches the foundation, crosses property lines in new patterns, or erosion is ongoing. Licensed excavation companies should handle work near utilities, ponds, or culverts. Always call Tennessee 811 before digging for any drain or fence post work (https://tnonecall.dudaone.com/).

Costs and timelines:

• Simple grading and downspout extensions can be a few hundred dollars.
• French drains and surface systems often range from low thousands to several thousand depending on length and depth.
• Engineered walls or culvert changes can be five figures and may require permits and longer lead times.

Seller checklist and staging tips — quick wins before listing

Use this short list to improve first impressions and reduce inspection surprises:

• Trim low limbs, remove deadwood, and refresh mulch beds. Hire an arborist if you see major defects.
• Repair leaning or broken fence sections. Tighten hardware and clean gates.
• Clean gutters, add downspout extensions, and correct obvious grading dips near the foundation.
• Clear drainage swales of debris and leaves. Rake away soil piled against siding.
• Add instant privacy with potted bamboo or tall planters where fencing is thin.
• Disclose known drainage, tree, or boundary issues up front and keep receipts for any fixes. Documentation builds trust.

Prioritize curb appeal first, then safety and structural items, then cosmetic refreshes. Photograph upgrades for your listing package.

Buyer due diligence — questions to ask and items to request

When you love a house, confirm the site works as well as the interiors.

• Ask for maintenance records: tree work invoices, fence permits, and drainage fixes.
• Request seller disclosures about past water issues, boundary disputes, or known easements.
• Include a tree and drainage review in your inspection period, especially within the fall line of large trees near the home and at the foundation.
• Review the recorded plat and look for easements that affect fence placement or landscaping. County maps are a helpful starting point (https://www.williamsoncounty-tn.gov/1381/Maps).

Local resources and next steps

• Thompson’s Station permits and fence applications: start here for GeoCivix access and checklists (https://www.thompsons-station.gov/departments/community-development/building-and-codes/permit-applications). Review the Town’s Land Development Ordinance for fence and landscape standards (https://www.thompsons-station.gov/all-aboard-comprehensive-plan/LDO).
• Williamson County Stormwater Management and Land Disturbance: guidance and forms (https://www.williamsoncounty-tn.gov/109/Stormwater-Management).
• Call before you dig: Tennessee 811 at 811 or online (https://tnonecall.dudaone.com/).

Our Luxe Concierge can coordinate vetted arborists, fence pros, drainage contractors, and stagers, then package receipts and warranties for your buyer file. Ready to build your plan? Schedule a free consultation.

Conclusion

Taking care of trees, fences, and drainage protects your home, keeps buyers confident, and helps your sale move faster with fewer surprises. In Thompson’s Station and Williamson County, a little planning goes a long way because local rules, easements, and stormwater standards all intersect at the lot line. Our team pairs warm, detail minded guidance with local know how to manage the moving parts for you. For white glove support that feels easy and looks polished from the curb to closing, partner with The Luxe Collective TN. Visit The Luxe Collective TN to get started. Schedule a free consultation.

FAQs

Q: Do I need a permit for a new fence in Thompson’s Station? A: Yes. As of July 1, 2024, the Town requires a fence permit and submittal through its GeoCivix portal. Review the Fence Permit Checklist and the LDO for placement and height rules (https://www.thompsons-station.gov/news/fence-permits-required-july-1st and https://www.thompsons-station.gov/all-aboard-comprehensive-plan/LDO).

Q: Can I plant or build inside a utility easement? A: You can own the land, but the easement holder has access rights. Utilities can remove vegetation or fences that block lines or safe access. Always check your plat and talk with the utility before building in an easement (https://law.justia.com/codes/tennessee/title-54/chapter-14/section-54-14-102/ and https://www.mea.coop/power-safety/right-of-way-use).

Q: What tree work can I do along a shared property line? A: You may trim branches and roots that cross onto your side, up to the property line, but you cannot trespass or damage the tree. For large or risky work, hire an ISA certified arborist. See the Tennessee Supreme Court’s guidance on neighbor tree disputes (https://www.tncourts.gov/press/2002/12/19/supreme-court-expands-rights-property-owners-harmed-neighbors-trees).

Q: When do drainage projects need permits? A: Minor landscape work usually does not. But regrading that changes runoff, adding or modifying culverts, building ponds, or disturbing significant square footage often triggers County or Town review. Start with Williamson County Stormwater and the Town’s Community Development team (https://www.williamsoncounty-tn.gov/109/Stormwater-Management and https://www.thompsons-station.gov/departments/community-development/building-and-codes/permit-applications).

Q: How do I check flood risk on a property? A: Use FEMA’s flood map tools and local GIS. If a structure sits in a Special Flood Hazard Area, extra rules and flood insurance may apply.

Q: Who do I call before digging post holes or French drains? A: Call Tennessee 811. It is free, and state law requires notice before excavation. Call 811 or submit online (https://tnonecall.dudaone.com/).