Floating Home Glossary

American Boat and Yacht Council electrical and systems standards. The ABYC publishes technical standards for marine electrical systems that are stricter than residential building codes in several important ways, particularly around grounding, overcurrent protection, and wiring methods. Non-ABYC-compliant electrical work in a floating home is a safety concern and an insurance and financing issue. A marine survey will flag ABYC non-compliance.

A zinc or aluminum block attached to a floating home's hull or underwater metal components. Anodes corrode preferentially in saltwater, protecting the hull and through-hull fittings from galvanic corrosion. Anodes must be inspected annually and replaced when depleted. They are a standard part of steel hull maintenance and are also used on concrete hulls with metal fittings. Depleted or missing anodes are a red flag in any marine survey.

The California state agency that regulates development in San Francisco Bay and along its shoreline. BCDC controls what can be built, expanded, or changed in the Bay — including floating home communities. No new large-scale floating home communities can be permitted without BCDC approval. Any floating home renovation that changes the vessel's footprint, exterior configuration, or relationship to the Bay requires BCDC review. BCDC's no-new-slips posture is the primary reason Sausalito's floating home supply is fixed.

The specific water space in which a floating home is moored. Used interchangeably with "slip" in most Sausalito floating home contexts. The berth is the location — the slip lease is the agreement governing the right to occupy it.

The lowest interior section of a floating home's hull, where water accumulates from condensation, rain intrusion, or minor leaks. The bilge system includes pumps and float switches that automatically remove water before it accumulates to dangerous levels. A well-maintained bilge is dry or nearly dry. Standing water in the bilge, a failed bilge pump, or inoperative float switches are significant concerns in a marine survey.

An electric pump installed in the bilge that removes accumulated water. Most floating homes have both an automatic (float-switch activated) bilge pump and a manual backup. Bilge pump functionality is tested in every marine survey. Buyers should understand the bilge pump system before purchase and ensure it is maintained regularly after.

The governing documents of a floating home dock association or HOA. CC&Rs set rules for how homes can be used, what modifications are permitted, who can live in the home, subletting rights, pet policies, and more. Every Sausalito floating home dock has some form of governing documents. Reviewing the CC&Rs in full before purchase is essential due diligence. See also: HOA Rules Guide.

A loan secured by personal property (the vessel) rather than real estate. Chattel loans are a financing option for floating home buyers who cannot qualify for a marine or portfolio mortgage. They typically carry higher interest rates and shorter terms than real estate-secured loans. Most commonly used for lower-priced homes or homes that don't meet marine lender underwriting standards. See also: Financing Guide.

See: Ferro-Cement Hull. In common usage, "concrete hull" and "ferro-cement hull" refer to the same construction method — a steel armature coated in Portland cement. Concrete hulls are the most common hull type in Sausalito's floating home stock.

The governing body of a floating home community, analogous to a homeowners association (HOA) in a land-based residential community. Dock associations manage shared dock infrastructure, enforce community rules, collect dues, and make collective decisions about the community. The structure, rules, and financial health of the dock association are important factors in evaluating any floating home purchase.

The California Department of Real Estate, which licenses and regulates real estate agents and brokers in California. A California DRE license is required to represent buyers or sellers in any California real estate transaction. Paul Bergeron's DRE license number is #01356345. Roman Bergeron's DRE license number is #02439924.

A hull construction method using a steel wire armature embedded in Portland cement mortar. Ferro-cement (also called ferro-concrete or concrete hull) is the most common hull type in Sausalito's floating home stock, particularly for homes built in the 1960s–1980s. A well-maintained ferro-cement hull resists corrosion, requires minimal ongoing maintenance, and can last 60 years or more. Vulnerabilities include cracking from impact and deterioration from water infiltration through unrepaired cracks. See: Hull Types Guide.

A hull constructed from fiberglass-reinforced polyester or epoxy resin. Fiberglass hulls are lightweight, strong, and do not corrode like steel. The main vulnerability is osmotic blistering — water absorption through the gelcoat surface that creates bubbles and, if untreated, can compromise structural integrity. Fiberglass hulls are less common than concrete or steel in Sausalito's floating home stock, typically found in newer or recently rebuilt vessels.

An automatic switch in the bilge that activates the bilge pump when water rises above a set level. Float switches are a critical safety component — a failed float switch means the bilge pump will not activate automatically if water accumulates. Marine surveys test float switch functionality as a standard check.

A residential structure built on a floating hull that is permanently moored in a fixed slip. A floating home lacks its own propulsion — it cannot be moved under its own power. Distinguished from a houseboat by this absence of propulsion. In Sausalito, virtually all dock residences are floating homes rather than houseboats. Floating homes have different financing, insurance, and title treatment than both land homes and houseboats. See: Houseboat vs. Floating Home.

Electrochemical corrosion that occurs when two dissimilar metals are in contact in an electrolyte (such as saltwater). In floating homes, galvanic corrosion can affect steel hulls, through-hull fittings, and any underwater metal components. Managed through the use of sacrificial zinc anodes. Stray current corrosion (from faulty electrical systems) can accelerate galvanic corrosion dramatically.

The primary access road to Sausalito's largest floating home community, including Gate 5 and Waldo Point Harbor. Gate 5 Road runs along the eastern shore of Richardson Bay and leads to the dock communities that were the birthplace of Sausalito's countercultural waterfront scene in the 1950s–1970s. Home to some of the most architecturally unusual and historically significant floating homes in the Bay Area.

The address of one of Sausalito's most beloved floating home communities, and the location of Paul Bergeron's own floating home. Gate 6½ is mid-market in pricing, architecturally diverse, and known for a strong community culture. Located approximately 10 minutes from the Sausalito ferry terminal. See: Gate 6½ Profile.

An inspection method in which the floating home is physically lifted from the water using a marine crane or travel lift, allowing the surveyor to examine the hull below the waterline. Haul-out inspections are particularly important for steel-hull homes where corrosion below the waterline cannot be adequately assessed in-water. Cost: $2,000–$5,000 in addition to the marine survey fee. Some lenders require haul-outs for steel-hull homes as a condition of financing.

A vessel with its own propulsion system that also serves as a full-time residence. Technically distinguished from a floating home by its ability to move under its own power. The distinction matters for financing (houseboats are financed as vessels; floating homes may qualify for real estate loans), insurance, and title treatment. In common Sausalito usage, "houseboat" is often used loosely to describe any dock residence. See: Houseboat vs. Floating Home.

The series of confrontations between Sausalito's informal waterfront community and municipal and marina authorities in the late 1970s. Authorities sought to remove unpermitted vessels and impose order on Richardson Bay's informal floating community. Residents organized, blocked evictions, and fought both legally and physically. The eventual settlement established the regulated permit system that governs Sausalito's floating home community today. See: Floating Home History.

The floating platform on which a floating home's living structure is built. The hull is the most critical structural element of a floating home and the primary focus of any marine survey. Sausalito floating homes have three main hull types: ferro-cement (concrete), steel, and fiberglass. Hull condition is the single most important factor in a floating home's long-term maintenance cost and value.

A person who lives full-time on a vessel or floating home. Also used as an adjective to describe the lifestyle or specific products (liveaboard insurance, liveaboard loan). Many Sausalito dock associations require owner-occupancy (liveaboard status) as a condition of slip tenancy — meaning you must actually live aboard the vessel rather than using it as a vacation property.

Specialized insurance coverage for full-time floating home residents, covering the hull, dwelling structure, personal property, liability, and loss of use. Standard homeowner's insurance policies do not cover floating homes. Major liveaboard insurance carriers include Markel, NBOA (National Boat Owners Association), and Lloyd's of London syndicates. Annual premiums typically range from $3,000 to $6,000 for Sausalito floating homes. See: Insurance Guide.

A dock association rule requiring that the occupant of a floating home actually live aboard the vessel on a full-time basis. Liveaboard requirements are common in Sausalito's floating home communities and are intended to preserve the residential character of the dock. Violating a liveaboard requirement — by using the home as a vacation property or renting it to non-liveaboard tenants — can result in slip termination.

A lender specializing in vessel and floating home financing. Marine lenders understand hull types, slip leases, and the unique collateral structure of floating home ownership in a way that conventional mortgage lenders do not. They typically require a NADA appraisal, a clean marine survey, evidence of a long-term slip lease, and standard credit/income documentation. Down payments are typically 20–30%. See: Financing Guide.

An inspection of a floating home conducted by a certified marine surveyor, covering the hull, bilge, electrical systems, through-hulls, and plumbing. The marine survey is the floating home equivalent of a home inspection and is essential — non-optional — due diligence in any floating home purchase. Survey cost: $1,000–$3,000 for an in-water inspection. Results are used to negotiate price reductions or seller repairs. See: Marine Survey Guide.

A certified professional who conducts marine surveys of vessels and floating homes. Marine surveyors are certified by organizations such as the Society of Accredited Marine Surveyors (SAMS) or the National Association of Marine Surveyors (NAMS). Paul and Roman Bergeron can refer buyers to trusted marine surveyors with experience in Sausalito's floating home market.

The act of securing a vessel at a berth or dock, or the location where it is secured. Used interchangeably with "slip" in many contexts. Monthly "moorage fees" are another term for slip fees.

A condition affecting fiberglass hulls in which water penetrates through the gelcoat surface and reacts with water-soluble materials inside the laminate, creating osmotic pressure that forms blisters on the hull surface. If left untreated, osmotic blistering can cause delamination and structural weakening of the fiberglass laminate. Marine surveyors check for blistering as part of any fiberglass hull inspection.

Movable property that is not permanently affixed to land (as opposed to real property). Most Sausalito floating homes are titled as personal property — you own the vessel, but the slip is leased separately. The personal property classification affects how the home is financed, taxed, and transferred. Some floating homes have been converted to real property through permanent affixation; the title structure significantly affects transaction complexity.

A bank or credit union that holds loans on its own books rather than selling them to Fannie Mae or Freddie Mac. Because they aren't constrained by secondary market underwriting standards, portfolio lenders have flexibility to finance floating homes. Several Bay Area credit unions and community banks have active floating home lending programs with competitive rates. See: Financing Guide.

Land and anything permanently affixed to it. Conventional real estate (land homes) is real property. Most Sausalito floating homes are personal property rather than real property, because the vessel is not permanently affixed to land. Some floating homes have undergone a process of permanent affixation that converts them to real property, enabling conventional mortgage financing. The distinction significantly affects financing, taxation, and title transfer.

A protected tidal inlet of San Francisco Bay located in Marin County, adjacent to Sausalito and Tiburon. Approximately 3 miles long and 1.5 miles wide. Richardson Bay is home to Sausalito's floating home communities, which line its eastern shore. The bay is a wildlife sanctuary supporting harbor seals, herons, egrets, pelicans, and other species. The Richardson Bay Audubon Center and Sanctuary protects much of the bay's habitat.

A valve installed at a through-hull fitting that allows the hull penetration to be closed off in an emergency or for maintenance. Seacocks must be operable and in good working order — a seized or non-functional seacock cannot be closed if the through-hull fitting fails, potentially allowing uncontrolled water ingress. Marine surveyors test all seacocks as a standard check.

Electrical power supplied to a floating home through a dockside connection, as opposed to generator or battery power. Sausalito floating homes connect to shore power (typically 120V/240V at 50–100 amps) through a marine-grade electrical pedestal at the slip. Shore power connections must meet ABYC standards for safety. The shore power system is inspected as part of any marine survey.

The specific water berth in which a floating home is permanently moored. The slip is the location — defined by its position on the dock, its dimensions, and its utility connections. A premium slip (with wide open Bay views, excellent light, and superior utility access) commands a significant price premium over an equivalent home in a less desirable slip position. The slip lease is the agreement governing the right to occupy the slip.

The monthly payment made by a floating home owner to the marina or dock authority for the right to occupy a specific slip under the terms of a slip lease. In Sausalito, slip fees typically range from $1,200 to $2,500 per month depending on the dock, slip size, and management structure. Slip fees are in addition to any mortgage payment on the vessel and are a significant ongoing cost of floating home ownership.

A written agreement between a floating home owner and a marina or dock authority granting the right to moor a floating home at a specific berth. Key slip lease terms to review: duration and renewal provisions, monthly fee and escalation schedule, liveaboard requirements, subletting provisions, transfer procedures on sale, and termination conditions. A short remaining lease term or unfavorable termination clause is a material concern in any floating home purchase. See: Slip Lease Guide.

A one-time fee levied by a dock association or marina management on all slip holders to fund major repairs or infrastructure improvements beyond the coverage of regular dues. Special assessments can be significant — dock gangway replacement, utility infrastructure upgrades, or major structural repairs have generated assessments of $10,000–$30,000 per slip at various Sausalito docks. Buyers should ask about pending or anticipated special assessments before purchase.

A hull constructed from welded steel plate. Steel hulls are very strong and can be repaired relatively easily with welding equipment. The main challenge is corrosion management — steel in saltwater requires regular application of protective coatings and annual replacement of sacrificial zinc anodes. Steel hulls should be hauled out periodically for below-waterline inspection and recoating. A well-maintained steel hull is a sound foundation; a neglected one can develop hidden structural compromise. See: Hull Types Guide.

A fitting that penetrates the hull of a floating home for drainage, water intake, or other purposes. Through-hulls are potential points of water ingress if they fail or are installed improperly. Each through-hull should have a functioning seacock that can be closed in an emergency. Marine surveyors inspect all through-hulls as a standard part of any survey.

Legal ownership documentation for a floating home. Title to a floating home is more complex than for a land home. Many Sausalito floating homes are titled as personal property (vessel title, not real estate deed). Others have been converted to real property through permanent affixation. The title structure affects financing options, tax treatment, and transfer procedures. Title review by an attorney experienced in floating home transactions is strongly recommended in any purchase.

The fore-aft level of a floating home as it sits in the water. A home that is not level — tilting toward the bow or stern — is "out of trim." Trim problems can result from improper weight distribution, a compromised hull, or water accumulation in part of the bilge. A floating home that sits noticeably unlevel is a red flag worth investigating in any marine survey.

One of Sausalito's largest and most historically significant floating home communities, located on Gate 5 Road. Waldo Point Harbor was a center of the houseboat wars of the late 1970s and remains home to some of the most architecturally unusual and countercultural floating homes in the Bay Area. It is one of the more affordable Sausalito dock communities. See: Gate 5 & Waldo Point Guide.

See: Anode (Sacrificial Zinc Anode). Zinc anodes corrode preferentially in saltwater, protecting the hull and underwater metal fittings from galvanic corrosion. Must be inspected annually and replaced when 50% depleted. A standard maintenance item for any floating home with metal hull or underwater fittings.