ADU Case Studies
Semi-Custom DADU design - Small ADU builder
6034 5th Ave NE Custom design sold for $917,000. Permit time 38 days.
Value:
There are several reasons why custom and semi-custom ADU designs are better able to create value for their owners. DADUs are by definition infill developments built in close proximity to a primary residence. In Seattle, that means working around existing houses on small lots often with many constraints but also with opportunities. Making the most of those opportunities doesn’t necessarily cost more but it does take thoughtful planning. Given the high cost of construction the cost of a semi-custom design is nominal in relation to the value created and often results in lower construction costs.
Flexibility:
Perhaps the greatest value of customization is flexibility. In addition to the constraints and opportunities presented by the site, the use of DADUs is the primary driver of design. And while good design components may be common to many ADUs, the best value comes from good planning. This is especially true when designing for uses and users who may change over time. It is common for a DADU to be used by a family member, a short term rental, or commonly as a smaller home in which to downsize. Custom designs may also incorporate many features not included in pre-approved plans including three bedrooms and garages that can more readily accommodate larger families. Since the most recent code changes demand has increasingly been for larger DADUs featuring 3 bedrooms and a garage.
Cost:
We worked with our client from the beginning guiding good design decisions, deciding where to spend a little more to get the best overall value. In this case, the best value came from the overall design of the DADU and taking best advantage of the site. The additional cost of the custom design and permitting was around 3% of construction cost.
Permitting:
Pre-approved status means that the plans have been pre-approved for ordinance structural (O/S). This saves time with one review. However, there are many reviews that occur simultaneously and the o/s review is one of the quickest. In this case a similar pre-approved plan took 61 days to permit and our custom design 38 days. Because we have many years of experience permitting DADUs on even the most challenging lots, we can permit faster and smarter. Making good decisions around design and particularly site design can avoid time consuming and potentially costly mistakes.
Time:
Pre-approved plans are popular in part because they appeals to developers who whish to save time. As is often the case, not only can a pre-approved plan take a month longer to permit, it may take longer to sell than the custom design or semi-custom design. More time than our typical custom design and documentation process takes.
Satisfaction:
Few of us will ever have the satisfaction of living in a home that we designed. It is fun to imagine and implement the design of your own dream home.
Source: https://microhousenw.com/work
Seeking investment opportunities - Wedgwood ADU
9603 15th Ave NE Seattle Custom design rents for $4,000 per month
Elisandra and Ryan came to us when they were searching for their first home which they wanted to be a launching pad for future investments. We were able to assist them to identify a suitable property. The property they chose had an existing non-conforming duplex, an environmentally critical area designation, a protected exceptional tree and limited available lot coverage. We were able to identify these constraints and offer cost effective strategies to achieve their goal of building a three bedroom 2 bath DADU with a garage. They are currently renting the DADU for $4,000 a month and starting work on a new three unit SFR + AADU + AADU project near Green Lake.
This DADU exemplifies the trend of detached ADUs over 1,000 sq. ft. with garages. This DADU features a kitchen and living rooms in addition to the 3 bedrooms and 2 baths and garage. Why are garages becoming so popular for Seattle ADUs? The 2019 code changes exclude garages from the 1,000 sq. ft. allowable size. When every square inch counts the ability to add a garage is hard to resist even if it is only intended to be used as storage.
Difficult Infill Properties - Beacon Hill Cottage Housing
The owner of a dilapidated house approached us for options for development. The property was small with limited access on steep slope but with potential views and a location near a light rail station. Despite multiple environmental area designations, and site access challenges we were able to design four affordable houses accessed via an elevated walkway.
