Selling a waterfront home in Gig Harbor is different from a typical listing. Serious buyers want proof your moorage is permitted, safe, and usable across the tides. If you prepare the right documents up front, you can shorten contingencies, build buyer confidence, and move faster to a strong offer. This guide shows you exactly what to gather, how to verify permits, and which surveys and reports matter most. Let’s dive in.
Why a toolkit matters
Buyers of Pierce County waterfront expect clarity on ownership lines, shoreline permits, and dock capacity. When you organize these items before going live, you reduce delays, avoid surprise repairs, and support a clean closing timeline. A complete file can also widen your buyer pool by giving boat owners the specs they need to act quickly.
Buyer-requested documents
Create a clean packet that answers the most common moorage questions. Include:
- Stamped boundary and shoreline survey showing the ordinary high water mark (OHWM) and where private ownership ends.
- Local Shoreline Master Program files for any shore structures, including permit numbers, approvals, plans, and conditions.
- Hydraulic Project Approval (HPA) history and any timing windows or mitigation conditions.
- State aquatic-lands authorization or lease if the dock occupies state-owned tidelands or bedlands.
- U.S. Army Corps of Engineers records for in-water work, including individual permits or Nationwide Permit verifications.
- As-built drawings and engineered plans for the pier, piles, floats, and lifts, plus installation or repair invoices.
- Recent structural inspection report from a marine structural engineer or qualified contractor, with photos and repair estimates.
- Bathymetry and soundings, including depth at mean lower low water and a NOAA chart excerpt for context.
- Dredging history and permits, if access relies on a dredged channel.
- Moorage specs summarizing permitted slip dimensions, boat-length and beam limits, lift capacity and power, and utility details.
- Easements or shared-dock agreements, plus any HOA covenants that affect use.
- Insurance and maintenance records, including storm damage and repairs.
- High-quality photos and aerials showing the structure, understructure, and relation to neighbors.
Regulatory agencies and permits
Shoreline rules flow from Washington’s Shoreline Management Act and are implemented locally through Shoreline Master Programs. For Gig Harbor properties inside city limits, the City of Gig Harbor applies its SMP. For unincorporated areas, Pierce County applies its SMP. Confirm which jurisdiction applies to your parcel before you request records.
Local SMP permits
- What to gather: Substantial Shoreline Development Permits, Shoreline Conditional Use, Shoreline Variances, or Exemption determinations. Include approval letters, conditions, and stamped plans.
- Where to request: City of Gig Harbor Permit Center for in-city properties, Pierce County Planning and Public Works for unincorporated properties.
Hydraulic Project Approval (HPA)
- What it covers: Work that affects fish-bearing waters, including pile work, pier installation, and dredging. HPAs often include seasonal work windows and construction methods.
- Where to request: Washington Department of Fish and Wildlife regional office or via public records.
Washington DNR aquatic authorization
- What it covers: Leases or authorizations for structures on state-owned tidelands or bedlands. Buyers want lease number, term, rent, conditions, and transfer steps.
- Where to request: Washington Department of Natural Resources Aquatic Resources Program.
U.S. Army Corps of Engineers
- What it covers: Projects in navigable waters or wetlands. Buyers will ask for the permit or Nationwide Permit verification and any mitigation or maintenance obligations.
- Where to request: USACE Seattle District permit records.
Other consultations and local permits
- NOAA or tribal consultations may be referenced within HPA or USACE files for ESA-listed species or treaty resources.
- Electrical, water, and structural building permits may apply to dock utilities and lifts. Pull local permit files for those records.
Surveys and technical data
Buyers expect practical detail on boundaries, structure, and water depth. Commission these items if you do not have recent versions:
Boundary survey and OHWM
A licensed survey should depict corners, upland improvements, topography to the OHWM, and the pier’s alignment and distance waterward. The OHWM location helps clarify public versus private ownership and often determines whether a DNR lease is needed.
As-built plans and specs
Provide signed as-built drawings showing pile sizes and spacing, float dimensions, attachments, anchoring, and boat lift details. Include design criteria like load ratings and intended boat sizes. These documents reassure buyers about safety and future permitting.
Structural pier report
Hire a marine-structure engineer or qualified contractor to inspect piles, connectors, floats, framing, and scour. The report should include photos, immediate repair recommendations, cost estimates, and an estimated remaining service life. Aim for an inspection dated within the last 12 months.
Bathymetry and tides
Offer a bathymetric contour or soundings for your moorage area. If a professional survey is not feasible, compile a NOAA chart excerpt and available local soundings. Highlight depth at mean lower low water so buyers can confirm vessel draft and access.
Dredging records
If your access relies on dredging, gather prior permits and any maintenance obligations. Buyers will want to know permit status, conditions, and expiration.
Utilities and safety systems
Include lift manufacturer specs, capacity, age, and maintenance records. Provide electrical permit records and any safe-wiring certifications for shore power. Note any fueling restrictions and local pump-out information for marine sanitation systems.
Assemble your pre-list file
Work through this list in order for a clean launch:
- Title report and any recorded easements or shared-dock covenants.
- Current stamped shoreline and boundary survey with OHWM and as-built dock location.
- City or County SMP permit history with approvals and plans.
- WDFW HPA authorizations for installation and repairs.
- DNR aquatic lease or proof of private tideland ownership.
- USACE individual permit or Nationwide Permit verification.
- As-built or engineered plans for the pier and lift, plus manufacturer specs.
- Recent structural inspection report, ideally within 12 months.
- Bathymetry or soundings and a NOAA chart excerpt with tide notes.
- Dredging history and permits, if applicable.
- High-resolution, annotated photos and an updated aerial image.
- Maintenance invoices, repair records, and any insurance claims.
- One-page moorage summary: permitted moorage type, length limits, seasonal windows, DNR lease number and fees, and any immediate repairs.
Timelines and cost ranges
Build realistic expectations by starting early and staging tasks in parallel.
- HPA processing often targets about 45 days, based on typical WDFW guidance. Confirm current timelines.
- Local shoreline permits vary. Exemptions can be quick. Substantial development or conditional uses can take several months with public notice.
- USACE authorizations vary. Nationwide Permit verifications can be weeks to a few months. Individual permits can take many months.
- DNR aquatic leases or transfers may take several months and can include appraisal and public notice. Renewals or confirmations may be faster.
- Structural inspections often require 2 to 6 weeks to schedule a qualified marine engineer.
- Hydrographic surveys can take days in the field and several weeks for processing, depending on scope and scheduling.
Cost ranges will depend on complexity and scope:
- Marine structural inspection can range from a few hundred to a few thousand dollars, especially if divers are required.
- Stamped shoreline surveys often range from about $1,500 to more than $6,000 for tidal sites.
- Hydrographic soundings vary by area and contractor. Using authoritative chart data can offset some pre-list costs.
- Expect permit application fees for shoreline, building, and electrical permits. DNR charges administrative fees and annual rent for leases. USACE fees vary.
Cut contingencies and risk
A well-documented shoreline and moorage file reduces uncertainty. When you provide permits, leases, bathymetry, and a recent engineering report, buyers can review and rely on your data rather than restarting due diligence. Many will shorten inspection windows or remove moorage-specific contingencies if you can show a DNR lease in good standing, current HPA compliance, and a dock in serviceable condition.
Gig Harbor seller tips
- Confirm jurisdiction. Determine early whether the City of Gig Harbor or Pierce County SMP applies to your parcel.
- Request records now. Agency response times vary, and public records can take weeks.
- Align with work windows. If repairs are needed, understand seasonal limitations in your HPA before you list.
- Document utilities. Provide electrical permits and lift service records to avoid surprises.
- Show the waterway. Aerials and annotated photos help buyers understand alignment, depth, and neighboring structures.
- Summarize the essentials. Create a one-page moorage and permit summary for the MLS and buyer packet.
Ready to position your Gig Harbor waterfront with confidence? If you want help assembling permits, surveys, and a polished moorage file that moves buyers to yes, connect with Lisa Turnure for discreet, results-driven representation. Receive Exclusive Listings with Unknown Company.
FAQs
What proves dock ownership and boundaries in Gig Harbor?
- A stamped boundary and shoreline survey showing the ordinary high water mark, paired with your title report and any DNR lease or confirmation, clarifies private ownership versus state aquatic lands.
How do buyers verify my dock is permitted?
- Provide your local SMP permit packet, WDFW HPA authorizations, and the USACE permit or Nationwide Permit verification, along with any conditions and approved plans.
What do buyers look for in a dock inspection?
- A recent marine-structure report with photos, condition assessment, repair recommendations and costs, and an estimated remaining service life.
How can I show my moorage fits a specific boat?
- Share as-built dimensions, lift specs, and depth at mean lower low water from bathymetry or soundings. Include any limits on boat length or beam in your moorage summary.
Do I need to disclose dredging history?
- Yes. Provide prior dredging permits and any maintenance obligations if access relies on a dredged channel.
Are there ongoing costs for a state aquatic lease?
- If your dock sits on state-owned bedlands, buyers will expect the DNR lease number, term, rent schedule, and any transfer requirements at sale.
Will repairs trigger new permits?
- Often. HPA and shoreline permits can specify thresholds for repairs that require new approvals or mitigation. Summarize these triggers in your packet.
