All Forum Posts by: Tim Cornwell

How Condominiumization Can Multiply Your Returns

"Washington is in the midst of an affordable housing and homelessness crisis."
— Washington State Department of Commerce, 2024–2029 Homeless Housing Strategic Plan

With House Bill 1110 opening the door to build middle housing (like duplexes, triplexes, and fourplexes, townhomes, cottages, etc), many investors and homeowners are asking:

“How do I maximize the value of this opportunity?”

The answer?
Condominiumization.
Turning one parcel with multiple units into individually owned homes that can be sold separately — just like condos.

🧱 What Is Condominiumization?

Condominiumization is the process of:

• Legally dividing a multi-unit property into individual ownership units

• Creating a condo map and HOA structure

• Selling each unit separately while retaining shared ownership of land or common areas

This isn’t new — but under Washington’s updated laws, it’s becoming far more relevant and profitable.

📈 Why This Strategy Works Now

Under House Bill 1110:

• You can build middle housing on a single lot (up to 6 units in many cases)

• But the resale value is limited if you can only sell the whole building to one buyer

Condominiumizing changes the game:

• Sell each unit to individual buyers

• Create affordable homeownership options for first-time buyers

• Unlock maximum value from one project

Example:
A fourplex that might sell for $850K as a whole could instead sell for $325K x 4 = $1.3M
More profit. More opportunity. More flexibility.

🧭 Who This Strategy Is For

✅ Builders
✅ Investors
✅ Homeowners who want to build and sell off a portion of their lot
✅ Families who want to share land across generations

This strategy works beautifully for:

• Urban infill lots

• Corner parcels

• Deep lots with alley access

• Redevelopment opportunities in high-demand zones

📋 What You’ll Need to Do It

To condo a project, you’ll need:

• A platting & condo attorney

• Survey & site plan

• A simple HOA agreement

• Marketing that attracts owner-occupants or mission-aligned buyers

💥 The Impact

Condominiumization isn't just about making more money.
It's about:

• Creating attainable ownership in a high-cost market

• Supporting gentle density that fits the neighborhood

• Helping Washington achieve its housing goals without high-rises or sprawl

Do you have addresses for those tiny homes in PDX? Would love to check them out online. 

@Jay Hinrichs

I don't think HB1110 is the ultimate solution to all our housing problems, but it feels like it will allow for some additional housing and infill to occur where it wasn't allowed previously.

@Nik Moushon

Thanks for pointing out these challenges. Definitely worth taking to heart. I appreciate your thoughtful response.

Jay, the concept is to keep the existing home and convert it to additional dwelling units or build detached units in the back yard. It's happening in a big way here in Washington State.

Understanding House Bill 1110 — The Law That Changed Everything

"Washington is in the midst of an affordable housing and homelessness crisis."
— Washington State Department of Commerce, 2024–2029 Homeless Housing Strategic Plan

In 2023, Washington passed one of the most transformative housing laws in its history: House Bill 1110.

This new law makes it legal to build duplexes, triplexes, and fourplexes in areas that were previously reserved for single-family homes — unlocking a wave of possibility for homeowners, investors, and the future of housing in our state.

🧱 What Does House Bill 1110 Do?

House Bill 1110 requires cities to allow middle housing types — like duplexes, triplexes, and fourplexes — in residential zones that historically restricted development to single-family homes.

Here’s how it works:

• ✅ Cities over 75,000 people must allow:

  • Fourplexes on all residential lots

  • Sixplexes if two units are affordable or near frequent transit

• ✅ Cities between 25,000–75,000 people must allow:

  • At least duplexes on all residential lots

This means that in much of Washington, the average residential lot has the potential to legally support more housing types, often without requiring a rezoning process.

🔑 Why It Matters

This isn’t just a zoning change — it’s a paradigm shift.

Here’s why it matters:

• 🏘️ Unlocks More Housing Options: Legalizes a variety of home types to suit different household sizes and incomes.

• 💰 Promotes Affordability: Smaller housing units typically cost less to build and buy, helping close the affordability gap.

• 🚶 Enhances Walkability: Encourages infill development near transit, parks, and schools — making communities more connected and livable.

• 🌿 Supports Sustainable Growth: Concentrates development where infrastructure already exists, limiting urban sprawl and preserving open space.

• 🔧 Streamlines Development: Reduces red tape and accelerates housing creation by simplifying local permitting processes.

• 🚗 Modernizes Parking Requirements: Relaxes minimum parking standards for projects near public transit, helping cut costs and promote alternative transportation.

• 🏗️ Empowers Local Builders and Homeowners: Gives everyday homeowners and small developers the chance to invest and build in their neighborhoods.

• 📈 Addresses the Housing Shortage: Part of the broader goal to build over 1 million new homes in Washington by 2044.

💼 What This Means for Homeowners and Investors

House Bill 1110 opens the door to real opportunity — not just for policy makers or city planners, but for you.

Whether you're:

• A homeowner looking to build a duplex in your backyard,

• An investor considering a fourplex conversion,

• Or a small-scale builder exploring infill development...

This law gives you a new legal framework to create housing, equity, and lasting community value.

🧭 Want to Know What’s Possible on Your Lot?

Every city is implementing HB 1110 differently, and local conditions vary — but I can help you navigate:

• 📐 Zoning & permitting

• 💡 Site layout and design ideas

• 💰 Feasibility and profit strategies

• 🏡 Exit strategies: rentals, resale, or condos

📌 Coming up next: How Condominiumization Can Multiply Your Returns Under Washington's New Housing Laws

Let’s connect if you're curious about what your property could become.

Unlocking Housing Opportunities: Understanding Washington's House Bill 1110

Washington State is taking a bold step toward addressing its housing crisis with the introduction of House Bill 1110, a groundbreaking piece of legislation aimed at expanding middle housing across the state.

What Does House Bill 1110 Do?

House Bill 1110 mandates that cities with populations over 75,000 allow at least four units per lot in traditionally single-family zones. This number can increase to six units if the lot is near major transit stops or if a portion of the units are designated as affordable housing. This move is designed to increase housing density, diversify housing options, and ultimately make housing more attainable for Washington residents.

Why It Matters

This legislation is crucial in addressing the state's housing shortage. By allowing more units on a single lot, cities can accommodate more residents without needing to expand their urban footprint. This approach supports sustainability, reduces urban sprawl, and makes better use of existing infrastructure.

What about Whatcom County?

In Whatcom County, the demand for housing is projected to grow significantly over the next decade. The need is projected at over 34,000 housing units. The county's comprehensive plan is being updated to accommodate this growth, including the expansion of urban growth areas and revising land use regulations. With the city of Bellingham planning for a 30% population increase over the next 20 years, the need for diverse and accessible housing options has never been greater.

Looking Ahead

With a target of adding over a million homes by 2044, House Bill 1110 represents a significant stride toward meeting the growing demand for housing, particularly in high-demand areas like King County and Whatcom County. 

By fostering more inclusive and varied housing types, this bill paves the way for a more vibrant and resilient community fabric.House Bill 1110 is more than legislation — it’s a doorway to new possibilities for homeowners, investors, and communities across Washington. 

If you're in Whatcom County and wondering what this means for your property, development potential, or next move — I’m here to help you make sense of it all and take strategic action.

What Is Middle Housing? Understanding the “Missing Middle” in Washington

Washington is in the midst of an affordable housing and homelessness crisis. — Washington State Department of Commerce, 2024–2029 Homeless Housing Strategic Plan

In response to this crisis, lawmakers and local governments have been reimagining how we use land and what types of homes we allow in our neighborhoods. One key concept at the heart of this change is middle housing—but what exactly does that mean?

🔍 What Is Middle Housing?

Middle housing refers to a range of multi-unit, house-scale buildings that fit in seamlessly with traditional single-family neighborhoods. These include:

• Duplexes

• Triplexes

• Fourplexes

• Townhomes

• Cottage clusters

• Courtyard apartments

• Accessory dwelling units (ADUs/DADUs)

They are called “middle” not because of their size, but because they fill the gap between detached single-family homes and large apartment complexes.

📉 Why Is Middle Housing “Missing”?

For decades, local zoning laws across Washington (and the country) have made it nearly impossible to build anything other than single-family homes in most residential areas. This has created a shortage of smaller, more affordable housing options that could serve:

• Young families,

• First-time buyers,

• Retirees wanting to downsize, and

• Middle-income workers who can’t afford today's prices.

This “missing middle” has contributed to skyrocketing home prices, longer commutes, and displacement.

🏗️ A New Vision for Neighborhoods

Middle housing is part of a smarter, more inclusive approach to urban planning. It allows cities to:

• Add gentle density without high-rises,

• Make better use of existing infrastructure,

• Provide walkable, livable communities, and

• Create new opportunities for local builders, investors, and homeowners alike.

💬 What This Means for You

Whether you're a homeowner, investor, or simply someone who cares about your neighborhood, middle housing is opening up new doors—literally and figuratively. It allows you to be part of the solution to the housing crisis while building long-term wealth and impact.

📣 In the next post, we’ll break down House Bill 1110, a landmark law that’s reshaping zoning statewide. You won’t want to miss it.

Not 5%...but at a point where the original equity can be returned and the property still cash flows.

Would love to hear more about the platform you mentioned.