Question 1

What is the difference between a houseboat and a floating home in Seattle?

Accepted Answer

A floating home is a single-family house built on a float and tied to a legally established moorage with direct city sewer and water. It is not a vessel under Washington law. What most people call a houseboat in Seattle is usually a floating on-water residence (FOWR), a vessel or floating structure with detachable utilities, usually in a marina slip. The type changes your loan, insurance and moorage.

Question 2

What is a floating on-water residence (FOWR)?

Accepted Answer

Under RCW 90.58.270, a FOWR is a vessel or other floating structure, not a floating home, that is designed or used mainly as a residence on the water and has detachable utilities. The owner must have held marina space since before July 1, 2014. Seattle lists FOWRs in SMC 23.60A.203. Their City plaque reads "Floating on Water Residence No." followed by a number.

Question 3

Is a floating home a boat or a house under Seattle law?

Accepted Answer

A house. Washington law (RCW 90.58.270) defines a floating home as a single-family dwelling unit built on a float and secured in the water, and says it is not a vessel even if it could be towed. Seattle covers floating homes in SMC 23.60A.202. Houseboats of Seattle notes that King County treats floating homes and houseboats as personal property.

Question 4

What is a house barge?

Accepted Answer

A house barge is one of Seattle's four floating residence types (SMC 23.60A.204). It is allowed only if it was moored at a Seattle recreational marina before July 1990 and has been used as a residence continuously since, with verification from SDCI. Lake Life Seattle counts 27 house barges. Ask the marina and SDCI about any specific one.

Question 5

How do I find out whether a listing is a floating home or a FOWR?

Accepted Answer

Look for the yellow City plaque. Floating homes show "Floating Home No." and houseboats show "Floating on Water Residence No." Confirm the classification with SDCI.

Question 6

Can I rent out my houseboat on Airbnb in Seattle?

Accepted Answer

No, not as a short-term rental. Per SDCI, floating residences may not be used as short-term rentals under 30 nights (SMC 23.42.060). Rentals of 30 days or longer depend on the rules of your dock or marina, so read the co-op, condo or slip agreement before you count on any rental income.

Question 7

Do I need a permit to remodel a floating home?

Accepted Answer

Yes, for most exterior work. SDCI Tip 229 says floating homes need an SDCI permit before exterior repair, remodel, expansion or rebuild. Your dock may also have its own rules on height, size and design, so check the co-op or condo documents before you plan a project or make an offer that depends on one.

Question 8

Can I move my houseboat to a different marina?

Accepted Answer

It's possible, but liveaboard slips are scarce, so finding a new marina that will accept a residence is the hard part. Floating homes rarely move at all. A move needs permits and can mean shifting neighboring homes on the dock. Talk to the receiving marina and SDCI before you buy with a move in mind.

Question 9

Can new floating homes be added on Lake Union?

Accepted Answer

Not in the usual sense. SDCI Tip 229 says floating homes must have been legally established or permitted by June 15, 2015, and must sit in legally established floating home moorages. Lake Life Seattle says no new ones will be added. That is why supply stays small. New construction happens as rebuilds on existing moorage sites.

Question 10

How much are moorage fees for a Seattle houseboat?

Accepted Answer

It varies widely by dock and marina. Houseboats usually lease marina slips, and some marinas add a liveaboard fee on top of slip rent. Ask each marina for its current fees in writing.

Question 11

What do dock dues cover on a co-op or condo moorage?

Accepted Answer

It varies by dock. Common items are common area upkeep, sewer, trash and water, and parking is often separate. Ask for the dock budget and what the last increase was.

Question 12

What does Seattle's floating home Equity Ordinance do?

Accepted Answer

SMC 7.20 covers floating homes on rented moorage sites. It limits evictions to listed causes and lets lessees petition for Hearing Examiner review of fee increases above inflation. It does not set your rent. Ask a real estate attorney how it applies to a specific moorage before you rely on it.

Question 13

Do floating homes pay property tax?

Accepted Answer

Yes. Lake Life Seattle cites property taxes of about 1.01% of assessed value, and notes assessed value is usually below market. Floating homes and houseboats are personal property with King County, which is also why there is no sales tax like on a car or boat purchase. Confirm the current bill with the King County Assessor.

Question 14

Can you get a mortgage on a floating home in Seattle?

Accepted Answer

Yes, from a short list of portfolio lenders that keep these loans on their own books. Fannie Mae will not buy a loan on a houseboat, so terms are set by each lender.

Question 15

How much down payment do I need for a floating home?

Accepted Answer

It depends on the lender. Banner Bank publishes a minimum of 20% down on floating home purchases, owner-occupied only. Other lenders set their own rules and they change, so confirm current terms directly. Get a floating home specific pre-approval, because a regular pre-approval does not carry over.

Question 16

Can you finance a houseboat (FOWR)?

Accepted Answer

Sometimes, but options are very limited. Some sellers offer financing, and many houseboat buyers pay cash.

Question 17

Is a floating home loan a real property loan or a chattel loan?

Accepted Answer

It depends on how the moorage is owned. In a co-op, the home is personal property and you hold a membership share. In a condo moorage you own the home and your slip plus a shared interest in the dock. Houseboats are financed more like boat or consumer loans. Confirm with your lender and the escrow or title company.

Question 18

Does homeowners insurance cover a floating home?

Accepted Answer

No. A standard homeowners policy does not cover a floating home, so you need a floating property policy. Federal flood insurance (NFIP) excludes buildings entirely in, on or over water, and premiums are quote-based.

Question 19

Do I need a marine survey or dive inspection before buying?

Accepted Answer

Usually yes. Lenders require a dive (float) inspection on floating homes, and houseboats get a marine survey with a haul-out. Insurers may ask for a survey on older homes.

Question 20

Where are the floating homes in Seattle?

Accepted Answer

The Floating Homes Association counts 70 docks supporting 507 floating homes, mainly around Lake Union (Eastlake, Westlake and Northlake), Portage Bay and the University District. Houseboats sit mostly in marinas, including along the Lake Washington Ship Canal. Map markers on this site show general areas, not dock addresses.

Question 21

What is it like on Portage Bay, Eastlake or Westlake docks?

Accepted Answer

Each dock is different. Expect boat wakes from passing traffic. Seaplanes take off and land on Lake Union, so some docks hear them. Parking and storage are limited on many docks. Eastlake and Westlake sit on the Cheshiahud Lake Union Loop. Visit at different times before you buy.

Question 22

Is there parking at Seattle floating home docks?

Accepted Answer

It varies by dock, and many have none included. Some docks lease spaces separately, so ask what is available, what it costs and whether it transfers with the home.

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