Despite supply chain disruptions, a protracted concrete strike, labor shortages and high construction costs, a record 495 DADU’s were built in Seattle last year. This DADU located in the Green Lake neighborhood sold as a condo in September for $945,000. It is representative of the increasing number of DADUs being build by larger homebuilders for sale. A trend that is likely to continue even as rising interest rates and cooling housing prices slow construction of larger new homes and multi-family projects.
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DADU open house Monday November 1st (5-7 pm)
Join us for a unique opportunity to view one of a new a cohort of DADU’s being built for sale as condominiums. This DADU features 2 Bedrooms and 2 1/2 baths and 1,000 sq. ft. plus. Visible from the alley. This DADU is currently under contract at $931,000.
Address: 8316 30th Ave NW, Seattle, WA
We will have another DADU open house on Sunday November 7th from (noon to 2:00pm) in Magnolia. This DADU features 1 bedroom/1 bath with the main living space on the 2nd floor and a flex space and garage on the ground floor.
Address 3245 27th Ave W, Seattle, WA
It is possible to view both DADUs discreetly from the street. Please be respectful of the privacy of the owners.
A recently completed DADU in Seattle’s Ravenna Neighborhood
DADU Workshop - July 15th
Thinking about the long-term use of a home and designing for flexibility is an important part of preparing for an uncertain future. DADUs allow people more flexibility to accommodate a growing family, changing work requirements, and to provide supplemental rental income. DADUs also provide valuable small housing stock in desirable neighborhoods.
Do you want to learn more about DADUs and meet others (virtually) thinking about building a DADU? Join Bruce Parker from Microhouse and Stefan Hansmire from Hansmire Builders to learn about what is possible in this unique webinar sponsored by the Phinney Neighborhood Center. In this workshop we will answer questions for people planning to build a backyard cottage, including explanations of what is possible given the new zoning rules. We will also discuss budget ranges for recently completed DADUs and financing options along with case studies.
Register: Register
Date: Thursday July 15th
Time: 7:00 pm
Cost: $20 Suggested donation to the PNA
Location: Online
BALLARD DADU ON HOUZZ
THIS BALLARD DADU WAS #2 ON THE LIST OF MOST POPULAR HOUZZ TOURS OF 2020
DADU’s are trending in 2020
SEATTLE DADU WORKSHOP WEDNESDAY SEPTEMBER 30TH 7:00 PM
Thinking about the long-term use of a home and designing for flexibility is an important part of preparing for an uncertain future. DADUs allow people more flexibility to accommodate a growing family, changing work requirements, and to provide supplemental rental income. DADUs also provide valuable small housing stock in desirable neighborhoods.
Do you want to learn more about DADUs and meet others (virtually) thinking about building a DADU? Join Bruce Parker from Microhouse and Stefan Hansmire from Hansmire Builders to learn about what is possible in this unique webinar sponsored by Sustainable Ballard. In this workshop we will answer questions for people planning to build a backyard cottage, including explanations of what is possible given the new zoning rules. We will also discuss budget ranges for recently completed backyard cottages and financing options along with case studies.
Donations for Sustainable Ballard will be accepted.
Date: Wednesday September 30th
Time: 7:00 pm
Cost: Suggested Donation
Location: Online
MADISON VALLEY DADU FEATURED IN SEATTLE MET
Patti and Austin’s backyard cottage
Ballard DADU featured in the Houzz
A Homeowner Loved His New ADU So Much He Moved In
DADU Workshop - Missing Middle Housing and Resiliency
Join Bruce Parker from Microhouse and Stefan Hansmire from Hansmire Builders to learn about what is possible in this unique webinar sponsored by Sustainable Ballard. In this workshop we will answer questions for people planning to build a backyard cottage, including explanations of what is possible with the new zoning rules, case studies, and how to establish a realistic construction budget.
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DADU open house Sunday March 15th - postponed
Our next backyard cottage open house at 2433 1st Ave N has been postponed indefinitely for health concerns. We will be posting a video walk through soon.
About the DADU: This cottage features a lower level office with separate entrance and a garage, with a 1 bedroom, 1 bathroom unit above. The DADU is 800 sq. ft. total in size.
Photos and video coming soon.
Upcoming Workshop Thursday April 23rd from 7-9:00 pm
Backyard Cottages for Fun and Profit
Backyard cottages can be used for many things, including housing a family member or as a short term rental. Join Bruce Parker from Microhouse and Stefan Hansmire from Stefan Hansmire Builds to learn what is possible and how to establish a realistic budget for your cottage.
Location: Phinney Center Blue Building, Room 3
Cost $20 PNA members, $30 general public. All proceeds support the Phinney Neighborhood Association
LAURELHURST DADU - SERENITY ACHIEVED AFTER HEAVY LIFTING
This 575 sq ft backyard cottage features a green roof, open web trusses, a compact kitchen, and a bedroom below.
Our overarching goal in designing cottages is to create spaces that are inviting to live in. Here that goal was achieved in no small part by the use of natural light and complementary finishes. The plan itself in many ways is a quite simple 14ft x 28ft box. Modifications of that box to take advantage of its surroundings make it live large.
The serene exterior of this DADU illustrates one of our favorite design principles. Difficult sites often have the greatest potential. This cottage is located on a steeply sloping environmentally critical area (ECA) site. The fist challenge was that the buildable area is located below and behind the main house and the only access was via a narrow concrete stairway. However, the little used yard nestled in among mature trees was the best and only possible location for the cottage.
Protecting the view for the primary residence was another challenge. To achieve this we flipped the plan with the main living space on the ground floor and placed the bedroom below and accessed via a ships ladder. The bedroom itself features a sliding glass door and abundant natural light. To increase the sense of openness and add warmth we utilized exposed joists for the ceiling. We also used this technique upstairs which features open web trusses. The cottage itself is quite small but feels larger in part because of the aforementioned trusses but also the abundant use of windows which allowed us to "bring the outside in". Here we benefited from the mature trees and integrated landscaping. The site design and retaining walls were shaped by the need to keep as much of the excavated earth on site as possible. Soil removal had to be done by hand, often in buckets, up a narrow stair and carried to the street.
This 575 sq ft backyard cottage features a green roof, open web trusses, a compact kitchen, and a ship’s ladder to the bedroom below (also accessible via stairs from outside). The primary view of the cottage from the main house was from above. We used a green roof for environmental reasons and to provide an attractive vista.
The use of open web trusses allowed us to create a light and airy space while providing the required support the weight of the green roof.
The sloping site allowed us to locate a daylight bedroom in the basement. The lower level basement is accessed via a ships ladder.
The daylight basement room is cozy and light filled.
The limited access meant that large equipment could not access the site. As a result, all excavation had to be done by hand and excess soil was removed in buckets.
A Backyard Cottage Thoughtfully Designed - Owner Built
Emily and her husband Jeff live in a 1920s Craftsman with their two small children in Seattle’s Broadview neighborhood. At 72,000 square feet, their generous lot was an inviting space for a backyard cottage. With 2 bedrooms, 1.5 baths, its own yard, and alley access, the cottage will be a prime rental property.
Read MoreDADU open house August 8th
11040 1st Ave NW - Thursday August 8th 5-7pm.
The new DADU code changes go into effect on August 8th. To celebrate, join us for a tour of one of our recently completed backyard cottages. This 2 bedroom, 2 bath cottage is nearing completion and it is for rent. Entrance to the cottage is from the alley between 1st Ave NW and Palatine Ave N.
backyard cottage rules eased
The Seattle City Council has voted on a host of rules predicted to increase the number of ADUs and DADUs
* Increases the allowed size of backyard cottages (DADUs) from 800 square feet to 1,000 square feet.
* Adds an additional 1-2 feet in height, allowing for more usable space in the units' interiors.
* Allows up to two attached accessory dwelling units (AADUs) or one AADU plus one DADU on a property.
* Limits the floor area ratio of new homes, while excluding the area of ADUs. Thereby encouraging homeowners to build an ADU when building a new home or remodeling.
* Eliminates the owner occupancy requirement.
* Removes the off-street parking requirement.
DADU proposed code change amendments
city council is debating which of the proposed code changes will go into effect and offering their own amendments
a DADU used as a short term rental prior to grandfather's retirement
As city council prepares to vote on the proposed code changes to Seattle's single family zones, even amendments have been proposed. These include owner occupancy restrictions for short term rentals and allowance for bike parking.
Here is what we think is important.
The proposed code changes would remove the owner occupancy requirement. An amendment would add a 1 year requirement for the 2nd ADU. We believe that owner occupancy should be required for all properties with ADUS for a period of time (3 years).
The impact to removing the occupancy requirement is unknown. The environmental impact statement (EIS) prepared as part of the lawsuit doesn't appear to adequately predict the impact from removing this requirement. Detractors note that the EIS does not take into account the increasing trend to sell ADUs and their primary residence separately using a condominium or land-lease agreement. Owner occupancy for a period of time (3 years) is good and should minimize the destruction of naturally occurring affordable housing by speculative developers.
Owner occupancy should be required for all properties used as short-term rentals.
A proposed amendment by Lisa Herbold would prohibit short term rental use for new ADUs. It would be far better to maintain the owner occupancy requirement. Allowing owner's flexibility is crucial to long term planning for those contemplating building an ADU. The higher rate of return for a short term rental (STR) allows more ADU's and DADUs to be built. A majority of the homeowner's we work with plan to use their cottages as short term rental at some point. The magnolia cottage pictured above was rented out as a STR for a few years, which paid for construction, prior to the owner's father moving in.
SDCI should closely monitor ADU construction and report annually to City Council.
Two proposed amendment would monitor ADU permitting and use this seems like a good idea.
Garage Space should be included in FAR calculations.
The current proposal would allow the exclusion of up to 1,000 sq. ft. of garage space for ADUs. This is effectively a parking subsidy. A better solution would be limiting the exempted area to 200 sq. ft. or enough space for one car. One proposed amendment would allow 25 sq. ft. to be excluded for bike parking, seems unnecessary.
Comments may be submitted to Lisa Herbold lisa.herbold@seattle.gov
Childhood Home Creates Options for the Future in Eastlake
In 2010 Colette and her family purchased her childhood Craftsman home in Seattle’s Eastlake neighborhood. As Colette and Chris noticed similar houses nearby being replaced by rows of apartment buildings, they considered ways to preserve their own home and history. That meant improving and maintaining the original house, and also creating an income stream to secure their options for the future. A backyard cottage turned out to be just what they were looking for.
How did the idea of building a backyard cottage come about?
Colette: My husband Chris and I moved back to Seattle in 2010 with our two children and were able to buy my childhood home from my family. The home needed extensive work so we did it at a very slow pace. Once the main house was close to being finished we noticed that many houses on our block were being sold to developers. What was once a quiet Craftsman lined street was turning into rows of apartment buildings.
That got us thinking about how to preserve my childhood home and invest and grow with the neighborhood. It was simple: build a backyard cottage and use it as a short-term rental to pay off the new debt, and later have a guest house. We also began to see it as a great investment into our retirement and something we can leave to our kids. We can live in the cottage when the kids are gone, or perhaps we can fly off to Italy and let the cottage and house support us in our next stage of life. The cottage suddenly gave us positive options for the future.
What did you enjoy most about the process?
Colette: I loved every part of the process. Because our lot was small and there were only a certain number of ways to build our structure, the design part became quite easy. Bruce and Stefan [of microhouse] were great at listening to what we wanted and were always willing to change things to get them right.
At one point in the build we had some large joists delivered that were used as our entryway ceiling and our loft floor. Garrick, our builder, set them up for me and loaned me his sander so I could work on them before they were installed. I really enjoyed that they allowed me access to work on projects for the cottage.
I was also able to design the inside of the cottage to fit furniture I was buying along the way. Walls were made to fit vanities and all the lighting was installed to my specifications for the fixtures I had bought.
What challenges did you face during the process?
Colette: My biggest challenge in this process was my neighbor. They didn’t like what we were doing. They objected to noise, dust, and anything that needed to go over their property line. It became quite ugly and it was a sad break to a 30-year friendship.
For me, living through construction was pretty fun. It was great to look out the kitchen window and watch walls go up. Garrick and I became friends and it was easy to have him around. He was missed when the project ended.
How long did the process take?
Colette: It took about a year to get the plans down just right. The build began just before fall of 2017 and ended in the spring of 2018.
Is there anything you would do differently if you had to do it over?
Colette: If we ever decide to build again I would work with Bruce, Stefan and Garrick again. It was truly a pleasure.
What’s your favorite thing about your cottage?
Colette: I love the size of our cottage. It looks narrow and small from the outside, but when you enter it seems much, much larger. It feels like a trick of the eye. I love the shiplap wall we built as a focal point. I love that the appliances all fit into the kitchen I assembled. I love that I was very much a part of the build and that my ideas and creativity were used throughout.
a chef's kitchen, custom beer taps and abundant light
The owner built this backyard cottage as a rental but fell in love (with the cottage) during the design process and decided to rent out his house instead. Designed to emphasize custom details, this DADU reflects of the owner’s lifestyle.
The overall strategy with this backyard cottage, as it is with most of our designs, is to keep the structure simple allowing a larger percentage of the budget to be spent on finishes. As the height and size of DADUs is limited based on the size of the lot, the maximum allowable footprint for this cottage was 328 sq. ft.
It features an open floor plan on the ground floor with a kitchen, living and powder rooms. Upstairs is a master bedroom complete with a kitchenette, and a bath with laundry room.
Ceramic tile accentuates the entry area. The view from the entry towards the kitchen and patio beyond.
The kitchen is located along one wall making it both compact and simple. A movable kitchen island creates a flexible work space and accordion doors open onto a new patio filling the ground floor with light.
Exposed wood joists add warmth and texture in contrast with the concrete floors
A door located at the bottom of the stairs allows for the two floors to be used independently.
Where some houses may come with a man cave this DADU features a "man wall" with big screen tv, electric fireplace, weight rack and the ultimate amenity, beer taps. A keg fridge is located behind the wall in the under stair space.
Custom-built beer taps. A keg fridge is located behind the wall in the under stair space.
The city of Seattle limits both the eave and ridge height of cottages allowing greater height for a gable roof which we took advantage of to good effect. The master suite features vaulted ceilings and abundant light. A kitchenette allows this room to be used separately from the first floor.
The master bath features vaulted ceilings and skylight. A laundry room is tucked off to one side under the eaves, a shower under the other with beautiful tile work featured throughout.
May 11th Cottage Tour now Full
Our annual spring backyard cottage tour on May 11th is now full. Coming up there will be an opportunity to see two of our DADU's on the AIA ADU tour on June 15th. Contact us for or sign up more information about upcoming tours and open houses.
DADU bike tour, Saturday May 11th
Join us for our fourth annual backyard cottage bike tour and informal cottage discussion. This will be a unique opportunity to see inside a number of cottages and speak with their owners, builders and designers. The tour will will encompass Fremont, Greenwood, and Ballard, neighborhoods. Email us for more information and to RSVP.
info@microhousenw.com
EASTLAKE DADU OPEN HOUSE - THANK YOU
Thank you to our hosts and those were able to attend our recent backyard cottage open house. Here are some interior photos.
backyard cottage open house Friday September 21st
Learn more about backyard cottages and meet others who have built or are thinking about building a backyard cottage!
Colette and Chris built this backyard cottage as a short term rental. Their cottage cottage takes advantage of the sloping site to create a unique three level design. It features a generous master suite, a living room with vaulted ceilings and an 2nd bedroom/office on the top floor. 2 Bedroom, 2 Bathrooms. The cottage will be open Friday September 21st from 4:30 to 7:00 pm. Email info@microhousenw.com for more information.
