All
Members
Companies
Blog
Forums
Podcast
Webinars
    User Log in  /  Sign up
  • Forums
    Newest Posts Trending Discussions Followed Forums Real Estate News & Current Events General Landlording & Rental Properties Buying & Selling Real Estate Deal Analysis See All
  • Education

    Read

    BiggerPockets Blog BPInsights: Expert Analysis Coronavirus Content & Resources Guides Glossary Reviews Member Blogs

    Watch

    Webinars Video Library Financial Independence Blueprint Intro to Real Estate: Rentals

    Listen

    BiggerPockets Real Estate Podcast BiggerPockets Money Podcast BiggerPockets Business Podcast Real Estate Rookie Podcast Daily Podcast (Audio Blog)

    Topics

    Business Operations Finance Finding Deals Property Management Property Types Strategy
  • Network

    Recommended Vendors

    Real Estate Agents Mortgage Lenders Companies Hard Money Lenders Contractors Investment Companies

    Search

    Members Events Jobs
  • Tools

    Calculators

    Rental Property Fix and Flip BRRRR Rehab Estimator
    Wholesaling Mortgage Payment 70% Rule Airbnb

    Services

    BPInsights: Property Insights Tenant Screening Property Management Lease Agreement Packages

    New Feature

    BPInsights (beta)

    Quickly analyze a property address or ZIP Code to compare your rent in your neighborhood.

    Analyze a property
  • Find Deals
    Real Estate Listings Find Foreclosures External Link Ads, Jobs, and Other
  • Bookstore

    Real Estate Books

    Profit Like The Pros Bidding to Buy See all books

    Featured Book

    BiggerPockets Wealth Magazine book cover
    BiggerPockets Wealth Magazine

    Written by financial journalists and data scientists, get 60+ pages of newsworthy content, expert-driven advice, and data-backed research written in a clear way to help you navigate your tough investment decisions in an ever-changing financial climate! Subscribe today and get the Oct/Nov issue delivered to your door!

    Get the Magazine
  • Pricing
Log In Sign up
User
Quick search links
Podcast Hard Money Lenders Books Washington
ForumsArrowRehabbing and House FlippingArrowADU & DADU in Seattle
  • Newest Posts
    • Newest Posts
    • Unanswered Discussions
  • Trending
    • Top Discussions
    • Trending Discussions
  • Browse Forums
Search Nova
Topic: 1031 Exchanges Topic: Akron Real Estate Forum Topic: Alabama Real Estate Q&A Discussion Forum Topic: Alaska Real Estate Q&A Discussion Forum Topic: Alberta Real Estate Forum Topic: Albuquerque Topic: Allentown Real Estate Forum Topic: Anchorage Real Estate Forum Topic: Ann Arbor Topic: Arizona Real Estate Q&A Discussion Forum Topic: Arkansas Real Estate Q&A Discussion Forum Topic: Arlington Real Estate Forum Topic: Asheville NC Real Estate Forum Topic: Ask About A Real Estate Company Topic: Athens Real Estate Forum Topic: Atlanta Real Estate Forum Topic: Aurora Real Estate Forum Topic: Aurora Real Estate Forum Topic: Austin Real Estate Forum Topic: Bakersfield Real Estate Forum Topic: Baltimore Real Estate Forum Topic: Bankers, Lenders, and Mortgage Brokers Topic: Baton Rouge Real Estate Forum Topic: Beaverton Real Estate Forum Topic: BiggerPockets Business Podcast Topic: BiggerPockets Exclusive PRO Area Topic: BiggerPockets Money Podcast Topic: BiggerPockets Real Estate Investing Summit Topic: BiggerPockets Summer Reading List Topic: BiggerPockets Webinar Discussion Forum Topic: Billings Real Estate Forum Topic: Birmingham Real Estate Forum Topic: Bismarck Real Estate Forum Topic: Boise Real Estate Forum Topic: Boston Real Estate Forum Topic: Bridgeport Real Estate Forum Topic: British Columbia Real Estate Forum Topic: BRRRR - Buy, Rehab, Rent, Refinance, Repeat Topic: Buying & Selling Real Estate Discussion Topic: California Real Estate Q&A Discussion Forum Topic: Cambridge Real Estate Forum Topic: Canadian Real Estate Topic: Cape Cod Real Estate Forum Topic: Cape Coral Real Estate Forum Topic: Casper Real Estate Forum Topic: Cedar Rapids Real Estate Forum Topic: Chandler Real Estate Forum Topic: Charleston Real Estate Forum Topic: Charleston Real Estate Forum Topic: Charlotte Real Estate Forum Topic: Chattanooga Real Estate Forum Topic: Chesapeake Real Estate Forum Topic: Cheyenne Real Estate Forum Topic: Chicago Real Estate Forum Topic: Chittenden County Real Estate Forum Topic: Cincinnati Real Estate Forum Topic: Cleveland Real Estate Forum Topic: Coastal NC Real Estate Forum Topic: Colorado Real Estate Q&A Discussion Forum Topic: Colorado Springs Real Estate Forum Topic: Columbia Real Estate Forum Topic: Columbia Real Estate Forum Topic: Columbus Real Estate Forum Topic: Columbus Real Estate Forum Topic: Commercial Real Estate Investing Forum Topic: Completed Deal Diaries Topic: Connecticut Real Estate Q&A Discussion Forum Topic: Construction & Remodeling Diaries Topic: Contractors Topic: Conway Real Estate Forum Topic: Coronavirus Conversation Topic: Coronavirus Government Assistance Programs Topic: Creative Real Estate Financing Forum Topic: Currently Under Contract Topic: Dallas Real Estate Forum Topic: Davenport Real Estate Forum Topic: Dayton Real Estate Forum Topic: Delaware Real Estate Q&A Discussion Forum Topic: Denver Real Estate Forum Topic: Des Moines Real Estate Forum Topic: Detroit Real Estate Forum Topic: Do it Yourself Topic: El Paso Real Estate Forum Topic: Eugene Real Estate Forum Topic: Evansville Real Estate Forum Topic: FAQ Forum Topic: Fargo Topic: Fayetteville Real Estate Forum Topic: First Time Home Buyer Topic: Florida Real Estate Q&A Discussion Forum Topic: Foreigners Buying in the USA Topic: Fort Collins Real Estate Forum Topic: Fort Lauderdale Real Estate Forum Topic: Fort Smith Real Estate Forum Topic: Fort Wayne Real Estate Forum Topic: Fort Worth Real Estate Forum Topic: Fresno Real Estate Forum Topic: General Foreclosure & Pre-Foreclosure Forums Topic: General Landlording & Rental Properties Topic: General Real Estate Investing Topic: Georgia Real Estate Q&A Discussion Forum Topic: Germantown Real Estate Forum Topic: Get Foreclosure Help - Stop Foreclosure Forum Topic: Gilbert Real Estate Forum Topic: Glendale Real Estate Forum Topic: Goals, Business Plans & Entities Topic: Grand Rapids Real Estate Forum Topic: Green Bay Topic: Greensboro Real Estate Forum Topic: Hammond Real Estate Forum Topic: Hartford Real Estate Forum Topic: Hawaii Real Estate Q&A Discussion Forum Topic: Henderson Real Estate Forum Topic: Hialeah Real Estate Forum Topic: Hilo Real Estate Forum Topic: Home Owner Association (HOA) Issues & Problems Forum Topic: Honolulu Real Estate Forum Topic: Housing News & Real Estate Market Discussions Topic: Houston Real Estate Forum Topic: HUD, VA, and Tax Sales Topic: Huntington Real Estate Forum Topic: Huntsville Real Estate Forum Topic: Idaho Falls Real Estate Forum Topic: Idaho Real Estate Q&A Discussion Forum Topic: Illinois Real Estate Q&A Discussion Forum Topic: Indianapolis Real Estate Forum Topic: Indiana Real Estate Q&A Discussion Forum Topic: Innovative Strategies Topic: Interest Rate Drops Topic: International Real Estate Topic: Investor Deal Diaries Topic: Investor Psychology Topic: Iowa Real Estate Q&A Discussion Forum Topic: Jackson Real Estate Forum Topic: Jacksonville Real Estate Forum Topic: Jersey City Real Estate Forum Topic: Job Loss/Company Closings Topic: Joliet Real Estate Forum Topic: Jonesboro Real Estate Forum Topic: Kailua Real Estate Forum Topic: Kānèohe Real Estate Forum Topic: Kansas City Real Estate Forum Topic: Kansas City Real Estate Forum Topic: Kansas Real Estate Q&A Discussion Forum Topic: Kentucky Real Estate Q&A Discussion Forum Topic: Knoxville Real Estate Forum Topic: Lakewood Real Estate Forum Topic: Landlord Problem Solving Topic: Las Cruces Real Estate Forum Topic: Las Vegas Real Estate Forum Topic: Lewiston Real Estate Forum Topic: Lexington-Fayette Real Estate Forum Topic: Lincoln Real Estate Forum Topic: Little Rock Real Estate Forum Topic: Local Real Estate Networking Topic: Long Beach Real Estate Forum Topic: Long Island Real Estate Forum Topic: Los Angeles County Real Estate Forum Topic: Louisiana Real Estate Q&A Discussion Forum Topic: Louisville Real Estate Forum Topic: Madison Real Estate Forum Topic: Maine Real Estate Q&A Discussion Forum Topic: Managing Your Property Topic: Manchester Real Estate Forum Topic: Manitoba Topic: Marketing Your Rental Topic: Marketplace Topic: Maryland Real Estate Q&A Discussion Forum Topic: Massachusetts Real Estate Q&A Discussion Forum Topic: Meads Real Estate Forum Topic: Memphis Real Estate Forum Topic: Meridian Real Estate Forum Topic: Mesa Real Estate Forum Topic: Miami Topic: Michigan Real Estate Q&A Discussion Forum Topic: Military Investing Topic: Milwaukee Real Estate Forum Topic: Minneapolis Real Estate Forum Topic: Minnesota Real Estate Q&A Discussion Forum Topic: Mississippi Real Estate Q&A Discussion Forum Topic: Missoula Real Estate Forum Topic: Missouri Real Estate Q&A Discussion Forum Topic: Mobile (Alabama) Real Estate Forum Topic: Mobile Homes & Mobile Home Park Investing Topic: Modesto/Merced Real Estate Forum Topic: Montana Real Estate Q&A Discussion Forum Topic: Montgomery Real Estate Forum Topic: Mortgage Payment Suspension Topic: Mt. Pleasant Real Estate Forum Topic: Multi-Family and Apartment Investing Forums Topic: Nampa Real Estate Forum Topic: Naperville Real Estate Forum Topic: Nashville Real Estate Forum Topic: Nebraska Real Estate Q&A Discussion Forum Topic: Nevada Real Estate Q&A Discussion Forum Topic: Newark Real Estate Forum Topic: New Brunswick Real Estate Forum Topic: Newfoundland and Labrador Real Estate Forum Topic: New Hampshire Real Estate Q&A Discussion Forum Topic: New Haven Real Estate Forum Topic: New Jersey Real Estate Q&A Discussion Forum Topic: New Member Introductions Topic: New Mexico Real Estate Q&A Discussion Forum Topic: New Orleans Real Estate Forum Topic: New York City Real Estate Forum Topic: New York Real Estate Q&A Discussion Forum Topic: Norfolk Real Estate Forum Topic: North Carolina Real Estate Q&A Discussion Forum Topic: North Dakota Real Estate Q&A Discussion Forum Topic: Northwest Territories Real Estate Forum Topic: Norwalk Real Estate Forum Topic: Nova Scotia Real Estate Forum Topic: Nunavut Real Estate Forum Topic: Oakland Real Estate Forum Topic: Off-Topic Topic: Ogden Topic: Ohio Real Estate Q&A Discussion Forum Topic: Oklahoma City Real Estate Forum Topic: Oklahoma Real Estate Q&A Discussion Forum Topic: Omaha Real Estate Forum Topic: Ontario Real Estate Forum Topic: Orange County Real Estate Forum Topic: Oregon Real Estate Q&A Discussion Forum Topic: Orlando Real Estate Forum Topic: Overland Park Real Estate Forum Topic: Pearl City Real Estate Forum Topic: Pennsylvania Real Estate Q&A Discussion Forum Topic: Peoria Real Estate Forum Topic: Personal Finance Forum Topic: Philadelphia Real Estate Forum Topic: Phoenix Real Estate Forum Topic: Pittsburgh Real Estate Forum Topic: Pocatello Real Estate Forum Topic: Portland Real Estate Forum Topic: Portland Real Estate Forum Topic: Prince Edward Island Real Estate Forum Topic: Private Lending & Conventional Mortgage Advice Topic: Property Insurance Questions & Discussions Topic: Providence Real Estate Forum Topic: Provo Real Estate Forum Topic: Quad Cities Real Estate Forum Topic: Quebec Real Estate Forum Topic: Questions About BiggerPockets and Official Site Announcements Topic: Raleigh Real Estate Forum Topic: Rapid City Real Estate Forum Topic: Real Estate Agent Forums Topic: Real Estate Crowdfunding Forums Topic: Real Estate Deal Analysis and Advice Topic: Real Estate Development & New Home Construction Topic: Real Estate Events and Happenings Topic: Real Estate Guru, Book & Course Reviews and Discussions Topic: Real Estate Investor Marketing Help & Advice Topic: Real Estate News & Current Events Topic: Real Estate Not-So-Successful Stories Topic: Real Estate Quizzes Topic: Real Estate Rookie Podcast Topic: Real Estate Success Stories Topic: Real Estate Technology, Social Media & Blogging Topic: Real Estate Wholesaling Questions & Answers Topic: Rehabbing and House Flipping Topic: Reno Real Estate Forum Topic: Renters Discussion Topic: Rent to Own a.k.a. Lease Purchase, Lease Options Topic: REOs Topic: Rhode Island Real Estate Q&A Discussion Forum Topic: Richmond Real Estate Forum Topic: Rio Grande Valley Real Estate Forum Topic: Riverside Real Estate Forum Topic: Rochester Real Estate Forum Topic: Rockford Real Estate Forum Topic: Sacramento Real Estate Forum Topic: Saint Paul Real Estate Forum Topic: Salem Real Estate Forum Topic: Salt Lake City Real Estate Forum Topic: San Antonio Real Estate Forum Topic: San Diego Real Estate Forum Topic: Sandy Springs Real Estate Forum Topic: San Francisco Real Estate Forum Topic: San Jose Real Estate Forum Topic: San Luis Obispo Real Estate Forum Topic: Santa Fe Real Estate Forum Topic: Saskatchewan Real Estate Forum Topic: Savannah Real Estate Forum Topic: Scottsdale Real Estate Forum Topic: Seattle Real Estate Forum Topic: Short Sales Questions Topic: Short-Term and Vacation Rental Discussion Topic: Shreveport Real Estate Forum Topic: Sioux City Real Estate Forum Topic: Sioux Falls Real Estate Forum Topic: South Bend Real Estate Forum Topic: South Carolina Real Estate Q&A Discussion Forum Topic: South Dakota Real Estate Q&A Discussion Forum Topic: Southeast NC Real Estate Forum Topic: Spokane Real Estate Forum Topic: Springdale Real Estate Forum Topic: Springfield Real Estate Forum Topic: Stamford Real Estate Forum Topic: Starting Out Topic: St. Louis Real Estate Forum Topic: Stockton Real Estate Forum Topic: St. Petersburg Real Estate Forum Topic: STR Strategies Under Travel Restrictions Topic: Surprise Real Estate Forum Topic: Tacoma Real Estate Forum Topic: Tallahassee Real Estate Forum Topic: Tampa Real Estate Forum Topic: Tax, Legal Issues, Contracts, Self-Directed IRA Topic: Tax Liens, Notes, Paper, & Cash Flows Discussion Topic: Tempe Real Estate Forum Topic: Tenant Screening Topic: Tennessee Real Estate Q&A Discussion Forum Topic: Texas Real Estate Q&A Discussion Forum Topic: Thornton Real Estate Forum Topic: Toledo Real Estate Forum Topic: Topeka Real Estate Forum Topic: Tucson Real Estate Forum Topic: Tulsa Real Estate Forum Topic: Tuscaloosa Real Estate Forum Topic: Upstate New York Real Estate Forum Topic: Utah Real Estate Q&A Discussion Forum Topic: Vancouver Real Estate Forum Topic: Vermont Real Estate Q&A Discussion Forum Topic: Virginia Beach Real Estate Forum Topic: Virginia Real Estate Q&A Discussion Forum Topic: Waipahu Real Estate Forum Topic: Waipahu Real Estate Forum Topic: Warren Real Estate Forum Topic: Warwick Real Estate Forum Topic: Washington D.C. Real Estate Q&A Discussion Forum Topic: Washington Real Estate Q&A Discussion Forum Topic: Waterbury Real Estate Forum Topic: Westchester County Real Estate Forum Topic: Western NC Real Estate Forum Topic: West Gulfport Real Estate Forum Topic: West Virginia Real Estate Q&A Discussion Forum Topic: Wichita Real Estate Forum Topic: Wilkes Barre Scranton Real Estate Forum Topic: Wilmington Real Estate Forum Topic: Wisconsin Real Estate Q&A Discussion Forum Topic: Worcester Real Estate Forum Topic: Wyoming Real Estate Q&A Discussion Forum Topic: Yukon Real Estate Forum
Create post

ADU & DADU in Seattle

22 Replies

  • Share on Facebook
  • Share on Twitter
  • Share on LinkedIn
Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

posted 8 months ago

Hi everyone, has anyone recently taken advantage of the new ADU/DADU regulation in Seattle? Any reflection/thoughts on it? Thanks in advance for any feedback.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 14
  • Votes 5

Vic V.

replied 8 months ago

What is the new regulation you're referring to?

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Team
  • Posts 216
  • Votes 178

Brian Hughes
from Seattle, WA

replied 8 months ago

Presumably the rule that most SFR lots can now accomodate 2 ADU's in addition to primary home (either 1 DADU and one ADU or 2 ADUs) and owner occupancy is no longer required. In other words, SF zoning is really triplex zoning.

Of course this is tempered by extremely anti-landlord policies put out by city council over the last 5-7 years.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 467
  • Votes 584

Michael Haas
Realtor from Seattle, WA

replied 8 months ago

Yes we’ve taken advantage of it, primarily by buying and legalizing existing un-permitted units so far, but we’re planning to start New DADU builds in the next year.  

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Team
  • Posts 216
  • Votes 178

Brian Hughes
from Seattle, WA

replied 8 months ago

@Michael Haas out of curiosity what does it usually take to legalize an existing unit (lets say it was basically well constructed basement ADU, but built a decade or more ago without any permits/etc

I don't have any such situation so just a hypothetical question,   though I do have some extra storerooms at one of my properties that would be best converted to a studio unit ; but when I investigated this with the local municipality they basically wanted me to upgrade the entire building to current code standards in order to be able to finish out that space as a 5th unit.   I would have been fine with doing some reasonable upgrades in the space to be redone and some minimal-impact work elsewhere but I was not about to gut the entire building to upgrade all the insulation and firewalls and add a sprinkler system which is what they wanted.   (building built 1980)

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

replied 8 months ago
Originally posted by @Brian Hughes :

Presumably the rule that most SFR lots can now accomodate 2 ADU's in addition to primary home (either 1 DADU and one ADU or 2 ADUs) and owner occupancy is no longer required. In other words, SF zoning is really triplex zoning.

Of course this is tempered by extremely anti-landlord policies put out by city council over the last 5-7 years.

And also offset by the high construction cost, I guess?

 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

replied 8 months ago

@Vic V. please refer to my original post at the Seattle forum https://www.biggerpockets.com/forums/770/topics/836918-adu-and-dadu-in-seattle-and-bellevue?highlight_post=4922741&page=1#p4922741

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Team, Traditional Financing, and Residential
  • Posts 212
  • Votes 142

Sherief Elbassuoni
Realtor from Seattle, WA

replied 8 months ago

Yes, I got ADU for one of my units. Two floors house with one kitchen in each floor.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

replied 8 months ago

@Sherief Elbassuoni Hi Sherief, did you rent out the ADU? Was the house bought like that or did you add the ADU? How was the experience?

Rotate Log in or sign up to reply
user profile avatar
  • Posts 113
  • Votes 33

Max Versteppen

replied 8 months ago

A DADU is limited to 1,000 square feet of gross floor area in single-family zones, including RSL, and 650 square feet in a lowrise zone. The DADU must meet all the Seattle residential, building, mechanical, electrical, and energy code requirements that apply to single-family dwellings.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 467
  • Votes 584

Michael Haas
Realtor from Seattle, WA

replied 8 months ago

@Brian Hughes my understanding is that the rules for adding a unit to small multifamily are completely different from SF zoning ADU and DADU permitting. For true ADU's (which can be rented separately without owner occupancy) the big changes tend to be electrical (it needs its own sub-panel), plumbing (it needs it's own hot water heater), egress (5.7 sq ft opening required in all bedrooms), HVAC (needs independantly controlled heat). Most permitted Mother-In-Laws (and almost all non-permitted units) share power, hot water tanks, and HVAC with the main house.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 3.8K
  • Votes 3.6K

Bjorn Ahlblad
Investor from Shelton, WA

replied 8 months ago

These will become more wanted wherever they are permitted. No one wants to get on an elevator (with other people) to get to their 15th floor apartment. They will move to garden style apartments in the suburbs or ADU's in the city.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Team
  • Posts 216
  • Votes 178

Brian Hughes
from Seattle, WA

replied 8 months ago

Thanks @Michael Haas .    I have a path toward all those things.   I'm pretty sure my building,   which is currently 4 units, was constructed with the intent/expectation that this storage area which is about 350sf and is already drywalled and painted could either be converted to another unit,  or used to expand the unit above it via an interior staircase.  The meter base has room for a 6th meter already,  adding the plumbing and breaker panel would be relatively easy (crawlspace access under the entire lower floor where this space and the meter base/laundry area are) and adding egress windows is also possible.  The area is entirely above grade on 3 sides and about 3/4 below grade on the back wall,  so windows would get installed along the front.   The building already has 7 parking spaces.

I suspect the reason it wasn't built out as a unit originally was probably so that the property could be financed with conventional fanny/freddy loan.   but then it was built in 1980 I have no idea what the rules were like then.   The other reason may be that zoning did not allow for the additional unit when built.

When I looked into finishing this area in about 2016, (this is city of Burien, not seattle btw)  the sticking points were that they wanted the entire building retrofitted for current insulation standards and firewall ratings and addition of sprinkler system.   This would have required gutting the entire building even though the newly finished area would barely exceed 10% of the floor area of the overall building. 

That said, now that we have been in 'housing crisis' mode for a few more years, and more construction and architect types are available due to economic slowdown, it might be worth revisiting. If somebody who is familiar with working with permitting were to interface with the city maybe they would know how to get things done. Like perhaps the zoning issue (the lot was actually downzoned after the building was constructed, it isn't even technically legal for number of units present right now) could be gotten around if the new unit was classified as an ADU.

Thanks
 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Team
  • Posts 152
  • Votes 74

David Edwards
Architect from Seattle, WA

replied 8 months ago

@Darren Chang , @Brian Hughes , @Michael Haas

The ADU/DADU rules in the city have been expanded generally speaking in the ways that @Max Versteppen pointed out but the city also has a number of things that make getting to those SF more difficult. One of the interesting things to keep in mind, especially in RSL zones or others where there is a density limit, is that the ADU/DADU's don't count against the density of the site meaning you have the opportunity to get even more density on sites ie. 4 townhomes each with an ADU can really be 8 townhomes. The way that I personally think this will be used to increase density and have a positive impact on housing affordability will be by separating the parcel into condos and selling the DADU's and ADU's individually. This also provides another exit strategy for an investor.

I have worked on a couple of these projects through feasibility and design and I'd be happy to talk to anyone about a project or strategy they were considering. 

Best,

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Team
  • Posts 152
  • Votes 74

David Edwards
Architect from Seattle, WA

replied 8 months ago

@Bjorn Ahlblad Access to natural light, ventilation, and views of the outdoors are huge for any living space. Garden units are generally speaking cheaper / sf for both sales and rentals as an indication of the reduced demand for this subpar type of unity type. The answer to housing issues in urban areas isn't the suburbs or these low density, semi underground basement unit solutions. DADU's and ADU's are fine solutions to help provide access to housing in residential areas and to chip away at restrictive zoning that is currently in place but its only effective if we are creating quality housing. Just because its possible to live in someones basement doesn't mean most people would choose to if they could afford something else.

You are right though that there is demand for smaller, more affordable housing wherever it pops up in this region.  

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Team
  • Posts 216
  • Votes 178

Brian Hughes
from Seattle, WA

replied 8 months ago

@David Edwards    I am aware of the RSL rules in seattle regarding ADUs - in fact my other investment property - a triplex in seattle - is in an RSL upzoned area and on a large enough lot (8700sf) to accomodate 4 RSL structures so your hypothetical example is pretty much exactly my situation.   The existing triplex is also situated forward far enough on the lot to allow subdivision of at least one maybe 2 RSL lots while preserving that structure,  which is in good condition owing to the last 14 years of my elbow grease.

I would be more interested in pursuing some options around this myself except for my lack of enthusiasm for increasing my exposure to seattle rental regulations and high cost of construction/permitting.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Team
  • Posts 152
  • Votes 74

David Edwards
Architect from Seattle, WA

replied 8 months ago

@Brian Hughes , 

It does sound like you have your head around the zoning, I feel most people overlook the density restrictions in that somewhat new zone so I guess good looking out.

If you already have the land and its not in bad shape as far as grade, soils, utility access, etc. then you might be able to make something work as a for sale product using the condo method I described earlier. Retail, you will pay somewhere in the $250-300+ /sf range but if you partner with a builder you may be able to compress that number down to 150-200/sf. There's also strategies to help whittle that number down even further via construction techniques that are not as labor or material intensive. Being creative and efficient in how the structures are built can have the numbers looking pretty good depending on your approach.

The climate of the city as far as its tenant protections are concerned aren't likely to change and the cost of construction is equally unlikely to dip too much. That said, if you have a property that is cash-flowing and working for you there may be no incentive to do anything. You could however, look into splitting up the lot and selling off the rest of the development potential. Attaching feasibility documents or even having the entitlements done would make the dirt even more valuable. 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Team
  • Posts 216
  • Votes 178

Brian Hughes
from Seattle, WA

replied 8 months ago

Yeah,   I've heard that before too.   What I may do in a bid to try and protect the triplex from redevelopment would be sell off the excess land or do the developer partnership approach,  but sell off instead of keeping the finished properties,  and once that process is complete,  sell the triplex for its value as a small investment property.

In any case,  its good to have options I suppose.  Thanks for your thoughts.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

replied 8 months ago

@David Edwards Hi David, it seems Seattle's AADU/DADU regulations have not been adopted by Bellevue. By reading the Bellevue zoning, it seems AADU can be rent out but the primary residence must be owner-occupied (or vice versa). The Accessory Structure detached cannot be a dwelling, and the Guest Cottage can be a dwelling but only unpaid, cannot be used for short-term or long-term rental. Is my reading correct? 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Team
  • Posts 152
  • Votes 74

David Edwards
Architect from Seattle, WA

replied 8 months ago

@Darren Chang I just skimmed the code and It looks like there is an owner occupancy requirement for accessory dwelling units (as you mentioned you could in theory live in either). I'm not immediately seeing where the code states that these uses are not able to be rented out but that may be buried in the code somewhere or specific to a certain zone. They do mention that you are not allowed to rent out the owner occupied portion of the site ever. 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Residential
  • Posts 64
  • Votes 8

Darren Chang

replied 8 months ago

@David Edwards I read three sections in combination and drew the conclusion that a detached structure in lot less than 20,000sf can only be used for storage, greenhouse purpose, and in lot larger than 20,000sf they can only be used as Guest Cottage for non-paying occupants. The three sections are: 

20.20.125 Accessory structures in residential districts - Detached

20.20.250 Cottage, guest

20.50.022 G definitions

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Traditional Financing, Real Estate Finance, and Team
  • Posts 152
  • Votes 74

David Edwards
Architect from Seattle, WA

replied 8 months ago

@Darren Chang yeah it looks like they basically don't allow DADU's currently. The guest cottage feels like they are thinking of those as detached mother in law suite's. Maybe worth calling the city to confirm but it seems pretty straightforward in the code. As I mentioned, I just skimmed things earlier (gotta protect my time) but section 20.20.120.c spells things out for DADU's pretty clearly. I think the thing I'd be trying to work in a project like this is how they define attached or detached and if there is any room for creativity to get you something like a DADU while still complying. 

Without the ability to have (2) ADU's on site just allowing them attached probably seemed like the best way to act like they were interested in providing a pathway to more density without making it accessible to that many people.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 71
  • Votes 29

Eva Croasdale
Real Estate Agent from Seattle, WA

replied 3 months ago

If anyone is looking to build a DADU in Seattle and wants to get a bid, I have a great contractor in mind.  They are very familiar with the City of Seattle's approved plans and can take the project from start to finish. They have been focusing exclusively on building DADUs for private clients since the new regulations (prior to that I was their Listing Agent on all their new construction projects).  Ping me a message if you'd like their contact info.

Rotate Log in or sign up to reply
  • 1
Related Resources Rehabbing and House Flipping
6 Handyman Skills Every Flipper Should Master
3 Reasons to Always Buy Distressed Property (& How to Find One)
How to Avoid Over-Improving Properties (& Make Bigger Profits!)
5 Bathroom Remodeling Tips Every House Flipper Should Know
How to Renovate a House—Whether You’re Renting, Flipping, or Moving In
Resources Read, see, and learn more!
Link Real Estate Investment Calculators
Link BiggerPockets Blog
Link Path to Purchase
Link Mortgage Loans
Link Find a Contractor
Link Real Estate Agents
Link Hard Money Lenders
Link Real Estate Listings

Top Contributors

Evan Polaski
Evan Polaski
Cincinnati, OH
9.29
Score
Nole Harrington
Nole Harrington
Minneapolis/St Paul, MN
5.24
Score
Tony Angelos
Tony Angelos
Chicago
2.97
Score
J Scott
J Scott
Sarasota, FL
2.81
Score
Cory Pflipsen
Cory Pflipsen
Twin Cities, MN
2.5
Score

Rehabbing and House Flipping Trending Discussions

  • Getting an occupied property vacant for a flip
    3 Replies
  • St. Louis Contractor
    1 Replies
  • Flipping Houses as a Contractor
    9 Replies
  • Whirlpool vs. Frigidaire vs. GE
    0 Replies
Log in Sign up

Log in

Forgot password?

If you signed up for BiggerPockets via Facebook, you can log in with just one click!

Log in with Facebook

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Let's get started

We just need a few details to get you set up and ready to go!

Use your real name

Use at least 8 characters. Using a phrase of random words (like: paper Dog team blue) is secure and easy to remember.

By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Why create an account?

Receive a free digital download of The Ultimate Beginner's Guide to Real Estate Investing.

Connect with 1,000,000+ real estate investors!

Find local real estate meetups and events in your area.

Start analyzing real estate properties, we do the math for you.

It's free!

Explore

  • Membership
  • Community
  • Education
  • Marketplace
  • Tools
  • FilePlace
  • REI Resources
  • Perks
  • Glossary
  • Reviews
  • iOS App
  • Android App

Company

  • About Us
  • Press
  • Advertising
  • Careers
  • Stats
  • Contact Us

Important

  • Editorial Guidelines
  • Terms of Use
  • Rules
  • Privacy
  • FAQ

Social

  • Facebook
  • Twitter
  • YouTube
  • Instagram
© 2004-2021 BiggerPockets, LLC. All Rights Reserved.