What the New Ballard Mill Marina Moorage Agreement Asks You to Sign
The marina has issued a new Moorage License Agreement (version V.2026-09.03) that replaces all prior contracts. It is 35 pages long. This is a plain-language summary of what it does, with section numbers so you can check every point yourself.
The agreement is between licensees and Seattle Cedar Properties, LLC d/b/a Ballard Mill Marina, managed by Wing Point Partners. It covers moorage, liveaboard use, parking, fees, and the marina's rules. Many of its terms go well beyond what a typical moorage agreement requires, and several ask you to give up rights before any dispute ever comes up.
1. Your rights as a long-term resident
HighWaiver of landlord-tenant and floating home protections A2, A15, D2
What it says: The agreement declares itself a revocable license only, not a tenancy. You expressly waive any claim that Washington's Residential Landlord-Tenant Act (RCW 59.18), Seattle's housing code including its just cause eviction rules (SMC 22.206), or Seattle's floating home moorage ordinance (SMC 7.20) applies to you. The liveaboard addendum repeats these waivers.
Why it matters: Whether these laws reach a liveaboard boat is an open question. These clauses ask you to concede it in advance, in writing. Even where a waiver would not hold up in court, your signature becomes evidence of how both sides understood the relationship.
2. Termination without cause
High30-day termination of moorage for any reason Sec. 2
What it says: Either party can end a month-to-month agreement with 30 days' written notice. No reason is needed.
Why it matters: A household that has lived aboard for years can be required to move its home on a month's notice, in any season, with no explanation. Fixing the liveaboard addendum alone does not help if the entire moorage can be ended this way.
HighLiveaboard status revocable for any reason or for an undefined breach D13
What it says: The marina can revoke liveaboard authorization on 30 days' notice for any reason, including a "pattern of rule violations," or immediately for any material breach. "Material" is not defined.
Why it matters: You could keep your slip but lose the right to sleep on your own boat, with no review process.
3. Your boat: liens, abandonment, and title
HighA very low bar for declaring your boat abandoned A9.2
What it says: Your boat can be deemed abandoned if, among other triggers, you fail to respond to two written messages sent 14 days apart, insurance or registration lapses for 30 days, or the marina decides in good faith that the boat shows signs of neglect for 30 days. The marina's written declaration is "conclusive evidence" that a trigger occurred.
Why it matters: Travel, illness, or a missed email could start a process that ends with losing your vessel, and you have agreed in advance not to dispute the marina's finding.
HighPower of attorney and taking title instead of a public sale A9.3, A9.4, A9.8
What it says: You irrevocably appoint the marina as your attorney-in-fact to sign documents, transfer title, accept legal papers for you, and haul, store, or destroy your boat after a declared abandonment. The marina may take title to the boat itself instead of holding a public sale. You waive redemption rights beyond the legal minimum and release any claim to the boat's value beyond what you owe.
Why it matters: If your boat is worth more than your debt, the difference could go to the marina instead of you.
MediumLien attaches on any default A9.1
What it says: The marina claims a lien on your boat and equipment upon any Default, not only abandonment, covering rent, fees, removal costs, and attorneys' fees.
Why it matters: A disputed fee could become a lien on your home.
4. Money
HighDouble rent holdover A13.4
What it says: If your boat is still in the slip after termination, the marina may charge 200% of your monthly rent, prorated daily, plus "all damages." The extension can be revoked at any time, and paying it does not give you permission to stay.
Why it matters: Moving a liveaboard boat on short notice can be hard, especially in winter or with limited slip availability in Seattle. This turns that delay into a doubled housing cost.
MediumNo proration or refund when you leave Sec. 3
What it says: The 30-day notice does not have to end on a month boundary, but rent for the final month is not prorated and prepaid rent is not refunded.
Why it matters: A termination effective on the 3rd of a month still costs you the full month.
MediumFees and rules can change at any time Sec. 6, Exhibit B
What it says: The marina can amend the Schedule of Rates and the Rules at its sole discretion, with an email counting as reasonable notice. Current charges include a $400/month liveaboard fee, $150/hour staff labor, and $100 per rule violation.
Why it matters: You are agreeing in advance to costs and rules that do not exist yet.
MediumCross-default across every space you rent A16
What it says: If you rent more than one slip, office, or storage space from the marina or its affiliates, a default on one is a default on all, and the lien covers your property in every space.
Why it matters: A dispute over a storage locker can put your home at risk.
MediumOne-way attorneys' fees A18.2
What it says: If the marina hires a lawyer over any default or violation, you reimburse those fees on demand, even with no lawsuit.
5. Liability
MediumMarina released from its own negligence A7.5, A10.1, A10.2
What it says: The marina is not liable for injury or damage from any cause except gross negligence or willful misconduct. For damage your insurance covers, you release the marina even if the marina was negligent, and your insurer cannot recover from it. You also indemnify the marina broadly for claims connected to your use of the marina.
Why it matters: If a poorly maintained dock, piling, or power pedestal damages your boat, your insurance pays, your premium goes up, and the party responsible pays nothing.
6. Living aboard day to day
MediumGuests and children D7, D8
What it says: Guests may stay no more than 3 nights in a row and 7 nights per month. Minors may live aboard only if named as occupants.
Why it matters: Parents who share custody, or families hosting relatives, may need written permission for ordinary family life.
MediumMandatory time away and movement on demand D5
What it says: Liveaboard boats must leave the marina under their own power for at least 21 days per year, and must move off the slip within 24 hours if the marina asks.
MediumBerth reassignment at any time A4
What it says: The marina can move you to a different slip at any time for any reason, and adjust your rent if the new slip is a different size.
MediumNot a legal address D8
What it says: You may not use the marina address as your residence for voting, vehicle registration, or other government filings.
Why it matters: For many liveaboards, the boat is their only home.
MediumShort cure periods and a one-year claim deadline A8, A18.12
What it says: Non-payment becomes a Default 3 days after notice; other breaches 7 days after notice, or less for safety or permit issues. The marina can then terminate on 10 days' notice. Any claim you have against the marina must be filed within one year.