Seattle's leader in detached ADU design and permitting. Sign up for for information or to attend an upcoming open house.
Sales price is a reasonable proxy for ADU value and value for our clients is what we strive to achieve
Data from the City of Seattle shows that about 10% of DADU permits are from pre-approved plans. Pre-approved DADU plans have a fixed low price and some permit approvals in place. That sounds good, but this case study helps illustrate why custom designs work better for the majority of those choosing to build DADUs.
Read MoreMost existing lots with a DADU are too small to be sub-divided under Seattle's land-use code. However, while the city of Seattle may restrict ownership of that lot to one entity if that entity is a condo association, the DADU and the primary residence can be owned separately and sold separately. It is in the words of one developer a "game changer" in residential development allowing up to three separate units on a single family zoned lot.
Attorney Terrance Wilson and UW Real Estate instructor Jeff McCann discuss the topic of Accessory Dwelling Units (ADUs & DADUs) in the latest episode of Real Leaders in Real Estate. With his wealth of knowledge of the City's code, Terrance describes how the condo process can be overlaied, and an owner (or investor) can tap into this opportunity to sell off parts of their property to increase equity or profits.
How to sell a DADU as a condo.
https://youtu.be/5TXLk13thW4 .
The first questions we often answer for people are what can I build and how much does it cost? A reciprocal question being asked by homeowners and developers is what is a DADU worth?
This DADU features 2 Bedrooms and 2 1/2 baths and 1,000 sq. ft. plus. This DADU sold for $931,000.
Some recent DADU sales in Seattle
We will have another DADU open house on Sunday November 7th from (noon to 2:00 pm) 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 this DADUs discreetly from the alley. Please be respectful of the privacy of the owners. Please do not park in the alley. Also, if parking on 27th Ave W try to avoid parking directly in front of 3249 27th Ave W (which is for sale).
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.
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.
RSVP to hold your place.
Date: Wednesday, March 10th
Time: 7:00 pm
Cost: Suggested Donation
Location: Online
THIS BALLARD DADU WAS #2 ON THE LIST OF MOST POPULAR HOUZZ TOURS OF 2020
DADU’s are trending in 2020
Wondering can I build a DADU on my property? Join Bruce Parker founder of microhouse and Stefan Hansmire of Hansmire Builders to learn what is possible and how to establish a realistic budget for your DADU. We will cover the basics of the Seattle land use code as it pertains to DADUs and have time at the end to answer questions about how they might apply to your specific project.
Time: Thursday 11/19 at 7:00 pm
Location: Online
Suggested donation $20 PNA members, $30 general public.
All proceeds support the Phinney Neighborhood Association
backyard cottages for fun and profit
DADU’s can be used for many things, including housing a family member, a short term rental, a home office, or all of these things at different times. Join Bruce Parker from Microhouse and Stefan Hansmire from Hansmire Builders to learn about what is possible and how to budget for a DADU.
Time: Thursday 11/19 at 7:00 pm
Location: Online
Suggested donation $20 PNA members, $30 general public.
All proceeds support the Phinney Neighborhood Association
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.
Ballard residents Drew and Jacob decided to tear down their "scary little garage" and build a backyard cottage. They are now living in an intergenerational family compound, sharing their property with Drew’s parents. We chatted with Drew to find out about creating a backyard cottage for “one big family living in the heart of Seattle.”
Read MoreSeattle Mayor Jenny Durkan signed the code changes approved by city council last week that are intended to increase the number of backyard cottages being built in Seattle. The Mayor also signed an executive order to address other issues that restrain construction including reducing construction cost, permitting time and complexity and exploring financing options for ADUs. The code changes will go into effect on August 8th. Limits to new house size (FAR restrictions) will go into effect six months from now.
City council has proposed significant changes to the Seattle Land-Use Code with the aim of increasing the construction of backyard cottages (DADUs) and attached accessory dwelling units (ADUs). These changes, in the making for years now, have been delayed by a lawsuit and appeal brought about under SEPA regulations. Seattle City Council held a public hearing to discuss the proposed code changes Tuesday, June 11th at 5:30pm in council chambers. Discussion and possible vote on amendments and the proposed legislation will be held on June 28th at 2:00pm.
What do these changes really mean for Seattle and for ADUs?
The proposed code changes include many items that are minor and could have been completed years ago. These include modest increases in size and height of allowed cottages, details about dormers, and the location of entries. The more significant changes proposed are as follows:
Allowing two ADUs on one lot
Removing the off-street parking requirement
Removing the owner-occupancy requirement
Increasing the household size limit for a lot with two ADUs
Establishing a new limit on the maximum size of single-family dwellings equal to one half of the lot size (FAR = 0.5)
This DADU was built for a grandparent in the Bryant neighborhood
Owner Occupancy
Of these we believe the owner-occupancy requirement is most important. Currently the owner is required to live on the property for a minimum of six months of the year.
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 believe that it will lead to the destruction of large numbers of existing homes and their replacement with duplexes and triplexes. They also note an increasing trend to sell ADUs and their primary residence separately using a condominium or land-lease agreement.
Our Recommendations:
The original proposal to sunset owner occupancy after 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.
SDCI should closely monitor ADU construction and report annually to City Council.
The builder plans to maintain ownership of this DADU and sell the primary residence using a condominium agreement
Floor Area Ratio Limits
The EIS finds that the most significant way to reduce tear-downs (i.e the removal of naturally occurring affordable housing) will occur by introducing a floor area ratio (FAR) limit. Currently the size of new houses is limited by setbacks and height limits. The trend in new construction is for very large houses (with correspondingly large price tags), which are typically beyond the means of median income earners. The FAR limit would reduce the size of what can be built but exclude ADUs and DADUs from the restriction. The goal being to prevent tear-downs and to encourage rather the construction of ADUs and DADUs.
Our Recommendations:
Approve a FAR limit of 0.5 for new construction.
Exemption of ADUs and DADUs from the FAR limit.
The City Council held a public hearing to discuss these proposed changes on Tuesday, June 11th at 5:30pm in council chambers. Discussion and potential vote on the amendments and proposed legislation will be held on June 28th at 2:00pm.
We encourage you to voice your opinion with your council members and look forward to moving ahead with sensible legislation.
