What Are The Design Phases For An ADU Project?

The design phases for an ADU (accessory dwelling unit) project will vary depending on the specific needs of the client, the goals of project, and the local regulations that apply. However, there are several common design phases that are typically involved in an ADU project. These phases may include:

1. Initial consultation and PreDesign:
   This is the first phase of the design process, during which the property owner meets with an architect or designer to discuss their needs and goals for the ADU. The architect or designer will assess the property and gather information about the project, including the size and location of the ADU, general design style ideas, the intended use of the unit, and any local regulations or requirements that apply.

2. Schematic Design:
   Here the designer works closely with the client to set the look and feel of the project and develop the conceptual floor plan, massing, and location on the site.

3. Design Development:
   In this phase, the architect or designer will begin developing the design for the ADU in a more detail. This may include sketching over the preliminary plans, refining the function of the plan, setting the overall dimensions, selecting materials, and making any necessary revisions to the design based on feedback from the property owner.

4. Construction Documents:
   Once the design for the ADU is finalized, the architect or designer will create detailed construction documents that specify the materials and construction methods to be used in the project. These documents will be used by the contractor to build the ADU.

5. Bidding and Construction:
   In this phase, the property owner, often with assistance or guidance from the design team, will solicit bids from contractors and select one to build the ADU. It is important to carefully compare bids to make sure they include the same assumptions rather than just selecting the lowest number. Once the permit is issued, the contractor will then begin the construction process, following the plans and specifications provided by the designers in the construction documents.

6. Construction Administration:
   During the construction phase, the architect or designer may be responsible for observing the construction process to confirm that the ADU is being built according to the plans and specifications. This may include reviewing progress, answering questions, supplying additional information or clarifications, and making any necessary changes to the plans.

Overall, the design phases for an ADU project will vary depending on the specific needs and goals of the project. By working with an experienced architect or designer, property owners can ensure that their ADU project is successful and meets all local regulations and requirements.

The design process is a vital part of the success of your project. Hiring an experienced designer can help guide you through the various steps needed to deliver a quality design that is on schedule and on budget. In order to save additional time and money, considering a pre-designed ADU plan could be a great way of shortening the design process by knowing that the design you chose has already been built successfully.

If you think a pre-designed ADU Plan is the right approach for you, check out our available designs ready to download today.

How To Make Your Short Term Rental Business A Success With An ADU

If you own a short-term rental property, or are thinking of starting one, whether it's an urban house, a backyard ADU, a casita, or a remote cabin in the woods, there are a few key things you need to know in order to run it successfully and profitably. Especially if you want to build an ADU as an investment and earn passive income.

1. Short Term Rental Rules and Regulations

   Understand the laws and regulations that apply to your property. Different areas have different rules regarding short-term rentals, including zoning laws, occupancy limits, and tax or licensure requirements. It's important to understand these laws and regulations in order to avoid any legal issues or fines. You should also be aware of any specific requirements or restrictions that may apply to your property, such as noise or parking restrictions. It is important to be familiar with these and work with your local jurisdiction to file any necessary paperwork and obtain the right business licenses so you don’t get shut down. Running a short term rental is running a business and most cities or states will consider your rental a business and expect you to follow their business rules.

2. Booking and Reservation Management and Fees

   Set up a system for booking and managing reservations. This may include setting up a custom website or listing your property on a popular platform like Airbnb or VRBO - although understand the fees they charge in order for you to be listed on their sites. You should also develop policies for booking and cancellation, as well as any additional fees or charges that you may want to add to the nightly rental fee. We have had past success on Airbnb, renting out an ADU we owned, and are currently building a small cabin we will rent out to friends and family through a custom booking site. We required a 2-night minimum in order to make it worth renting it out, we added a cleaning fee on top of the nightly rental amount (it is a single cleaning fee for the duration of the stay), and we also paid a percentage of the total fee to Airbnb.

3. Cleaning and Maintenance of the Short Term ADU Rental

   Develop a system for cleaning and maintaining the property. Keeping your property clean and well-maintained is essential for attracting guests and maintaining a good reputation. It is also a considerable amount of work, thus it is very important to plan ahead. Develop a system for cleaning and maintaining the property, including a schedule for regular deep cleaning, repairs, and maintenance. You may want to consider hiring a professional cleaning company or designating a staff member to handle some of these tasks. We set up a system with a professional cleaner and they would automatically get scheduled to clean after any reservation was made. It was a great way to reduce the amount of work we had to do to manage the rental and ensure the next guest had a great experience.

   Part of running a short term rental businesses is planning for and budgeting these costs. You may think that you are charging enough to turn a profit but then get hit by unexpected repair costs that eat through what you earned. Make sure you are setting your rental rates after planning for ongoing cleaning, maintenance, and repairs so you don’t get caught by surprise. It is also recommended that you set aside some of the profits each month into a separate account that you then use to pay for minor repairs or significant maintenance or upgrades. And track all of these expenses so you can deduct them when filing your annual taxes.

4. Guest Rental Policies and Procedures

   In order to ensure that your property is well-respected by guests, it's important to have clear policies and procedures in place and written in both the reservation platform and on site. These may include rules regarding noise, parties, smoking, and pets, as well as any other specific requirements or restrictions that you want to impose on how they use your space. Communicate these policies to your guests before their stay and make sure that they understand and agree to follow them. We also recommend having them printed and available on site as part of a guestbook or binder that they can access when needed. As each house, ADU, or cabin is unique, having a short “How To” guide with the basis for the house is a great way to make your guests feel at home. Give simple instructions on how to operate the heat and air conditioning, directions on where to find basics like extra toilet paper or towels, and a simple guide to activities on the property or in the surrounding area. If there are areas of the ADU or property you don’t want to them to use or there are specific places they should park, add these to the guide.

5. Provide Amenities and Supplies for Guests.

   To make your property as attractive and comfortable as possible, it's important to provide amenities and supplies for your guests. This may include linens, towels, and basic toiletries, as well as appliances and other amenities like a coffee maker, microwave, or television. You should also consider providing basic supplies like paper towels, trash bags, and cleaning supplies. The idea is to make the place as easy to use as possible while hopefully reducing cleaning and maintenance costs.

   We often would leave a bottle of wine along with a gift card to a local cafe for our guests if they booked more than a couple of nights. Small details like that can go a long way in differentiating your rental from others on the market and lead to better reviews. Remember, you guests are going to be some of your best marketers. Look for things you can do to make them smile, encourage them to write good reviews, or even design details that beg to be photographed and shared on social media.

6. Manage your Short Term Rental Finances and Pricing.

   To run a successful short-term rental property, you'll need to manage your finances and pricing carefully. This may include setting competitive rates, keeping an eye on competing rentals in your market, tracking your expenses and income, and keeping your property well-maintained to ensure that it stays in good condition and attracts guests. You should also be aware of any fees and tax implications of operating a short-term rental property and make sure that you are complying with all relevant laws and regulations. Although the potential income often sounds good, it is important to carefully estimate and plan for the costs you will incur running the business.

   Your Short Term Rental is not going to be purely passive income. It is a business and will take effort in order to be profitable. Make sure you develop a budget, track all expenses, and plan for bigger costs like repairs that only need to be done once in a while. As you develop a better sense of the costs of running the business, set your pricing and minimum nights stay to ensure that it is a profitable business.

7. How Much Income Can Renting an ADU On A Short Term Basis Generate?

   You can definitely make a decent living renting out an ADU on a short term basis. As you plan to embark on this endeavor think about how many vacant nights you will have, how many hours or days you need between stays to turn the place over, what seasons will have more demand, what pricing you should set at various times to attract enough reservations, and what your operating costs will be.

   For example, if you are only renting out the ADU on weekends - like we did - you only have about 100 nights a year you can rent out the place. And perhaps summer plus holiday weekends will have high demand but winter weekends may not be fully booked. Planning on renting 70 out of the 100 nights may be a good estimate to build a budget off of.

   If you are renting out the ADU for an average of $200/night you could generate $14,000 in revenue (You may charge higher rates, like $300/night in the busy season but lower rates in the off season). However, you would have to subtract cleaning services, supplies, and maintenance costs, plus any other expenses needed to run the rental.

   Alternatively, if you were renting it out full time and had a 70% occupancy rate that would give you 255 nights rented each year. At the same average nightly rate of $200 you could make around $51,000 in revenue. Of course this is just revenue and not profit, but still that could be a pretty decent income for a business that doesn’t take up your full time to manage.

8. Get Insurance for Your Short Term Rental and ADU

   Contact your current insurance provider to understand what coverage they provide for rental units on your property. Many home insurance policies won’t cover rentals so you probably will have to purchase supplemental insurance. Make sure that the policy you purchase will cover damages or accidents causes by guests and renters.

Overall, running a short-term rental property requires a combination of careful planning, business savvy , marketing strategy, and attention to detail. By understanding the laws and regulations that apply to your property, setting up a system for booking and managing reservations, developing a system for cleaning and maintaining the property, creating policies and procedures for guests, providing amenities and supplies, and managing your finances and pricing, you can successfully operate a short-term rental property and provide a comfortable and enjoyable experience for your guests and a steady income stream for you.

A short term rental business can take a lot of different shapes. If you already own a home and there is potential to add another unit, like a basement apartment, a converted garage, or a backyard guest house or ADU, that can be a great way to get your foot in the door and start earning rental income. One of reasons we think this is the best first step is that you already own the land so the startup costs can be much less than buying a new property. Not only that, adding an accessory dwelling unit can start generating monthly income now, but also increases your property value in the long run.

If you have any additional questions about adding an ADU as a rental unit on your property, or are thinking of building a small vacation home to rent out, feel free to reach out with any question or peruse our ready-made ADU plans that are downloadable today.

Building an ADU - What to know before you break ground

If you are considering building an ADU (accessory dwelling unit), there are several important things to consider before you break ground.

1. Research local regulations and requirements. ADU regulations and requirements can vary depending on the location of the property, so it is important to research and understand the specific regulations and requirements that apply to your property. This may include obtaining the necessary permits, meeting certain zoning and building code requirements, and following any other applicable regulations.

2. Determine the design of the ADU. The size and design of the ADU will depend on factors such as the size of the property, the intended use of the unit, and any local regulations or requirements. It may be helpful to work with a qualified professional, such as an architect or designer, to develop a plan that meets your needs and complies with local regulations. Alternatively, starting with a pre-designed ADU Plan can be an option to save time and money.

3. Consider the cost of construction and financing options. Building an ADU can be a significant investment, so it is important to consider the costs involved and determine how you will finance the construction. This may include securing a loan, using savings, or seeking financial assistance from a government program.

4. Choose a contractor. Once you have an ADU plan in place, you will need to choose a contractor to handle the construction of the ADU. It is important to research and compare contractors to ensure that you choose one that is qualified, experienced, and reputable.

5. Consider the ongoing maintenance and operating costs of the ADU. Once the ADU is built, you will need to consider the ongoing maintenance and operating costs of the unit. This may include costs such as utilities, property taxes, insurance, and repairs. It is wise to plan for this in advance and work with your designer or builder to select low-maintenance long-lasting materials and systems.

6. Set the timeline. Build and ADU takes a long time - months or even years depending on the size, complexity and location. Work with your general contractor to set a construction schedule and plan for any complexities and risks. Also plan some contingency as nothing works out exactly to plan.

7. Involve your designer throughout construction. Drawings are a guide for builders to follow but can never have every detail and situation covered. Having your designer involved in the construction process can help avoid errors, answer questions, work through challenges, and ultimately save money. It is always cheaper to make revisions on paper before things are built. When contractor’s have questions it is best to consult with your design team to help solve the problem. The design fees during construction will be much less than fixing things that were built incorrectly.

8. Hire a professional. Experienced designers and builders are more than worth their fees. They know how to get things done to a high quality and can guide you through the hundreds of decisions along the way. They also have relationships with other consultants that will be needed throughout the process. Although some people may be successful DIYing an ADU project, considering the amount of work it will take and time it will absorb, it is a great investment to hire professionals who can avoid mistakes, and keep the project on budget and on schedule.

Overall, building an ADU can be a rewarding investment, but it is important to carefully consider all of the factors involved before breaking ground. By researching local regulations, determining the size and design of the ADU, considering the costs involved, and planning for ongoing maintenance and operating costs, and hiring an expert team, you can ensure that your ADU project is successful.

5 Reasons ADUs Are A Good Investment

ADUs (accessory dwelling units) are becoming increasingly popular as a way to add additional living space to a property. These units, which are also sometimes called guest houses, laneway suites, granny flats, in-law units, or secondary units, are typically smaller than the primary residence on a property and are designed to be used as a separate living space.

There are many reasons why ADUs can be a good investment for property owners.

1. ADUs can provide additional rental income. By adding an ADU to your property, you can rent out the space to generate additional income. This can be especially useful for property owners who have a large amount of unused space on their property or who are looking for a way to supplement their income. The rental income can also help cover mortgage payments, making real estate purchases more attainable for a wider range of people.

2. ADUs can increase the value of your property. By adding additional living space, you are effectively increasing the overall square footage of your property, which can make it more valuable. This can be a particularly good investment for property owners who are planning to sell their property in the future, as the added value of the ADU can increase the overall value of the property.

3. ADUs can provide additional living space for family members or guests. This can be especially useful for aging parents or adult children who may need a place to live but do not want to be too far from their families or community. By providing a separate living space, ADUs can offer a level of independence and privacy for these individuals while still allowing them to be close to the rest of the family. It is also often a more affordable option than renting a room or apartment in a retirement community or assisted living facility.

4. ADUs can be a more affordable option for homeowners who want to add additional living space to their property. Because they are typically smaller than traditional homes, they can be less expensive to build and maintain. In addition, many cities and municipalities are now offering incentives and easing regulations to encourage the construction of ADUs, which can make them even more affordable. Further, since you don’t have to purchase the land, they are much more affordable than building a new home.

5. ADUs can be a sustainable housing option. By making use of existing resources and infrastructure, ADUs can be a more sustainable housing option than building new, standalone homes. In addition, ADUs can be built to be energy-efficient, which can help reduce the environmental impact of housing and save money on utility bills. Considering they are built on existing properties they also don’t require large infrastructure investments, which is a more sustainable development and saves money for town and city governments.

Overall, ADUs can be a good investment for property owners who are looking for additional rental income, want to increase the value of their property, need additional living space for family members or guests, or want to add living space in a cost-effective and sustainable manner.

Important ADU Investment Considerations

Of course, as with any investment, there are also some potential drawbacks to consider before building an ADU. One potential downside is that the construction process can be time-consuming and complex, especially if you are not familiar with local building codes and regulations. In addition, the cost of building an ADU can vary depending on factors such as the size of the unit, the materials used, and the location of the property. It is important to consult with a expert designer or builder as well as your local building department to better understand the full requirements of building an ADU.

Another potential downside is that the rental income from an ADU may not be enough to cover the costs of construction and maintenance. This is especially true if you are planning to use the ADU as a long-term rental property, as the costs of property management, repairs, and utilities can add up over time. It is highly recommended that you research the local rental market and compare what you could generate in rental income vss what the full construction and ongoing maintenance costs will be.

Despite these potential drawbacks, many property owners still find that the benefits of building an ADU outweigh the potential costs and challenges. By providing additional living space, increasing the value of your property, and offering potential rental income, ADUs can be a good investment for the right property owner.

If you are considering adding an ADU to your property as an investment, here is some guidance on how to begin:

AIA NY Advocates to Legalize ADUs Across New York State

It is great to see that ADUs are being recognized in states across the country as one of the ways to help address our housing shortages. I also respect that AIA NY is advocating to legalize these housing types state wide.

Let’s hope that this advocay in conjunction with other groups and individuals pushing for legislative change is successful. ADUs make sense in all sorts of conditions, from larger cities to small towns and even rural settings. Whether it is an internal rental unit - like a basement apartment - or a detached ADU like a guest house or rental unit, ADUs provide additional housing, rental income, increased property values, and opportunities for multi-generational living, aging-in-place, downsizing, or just some extra space.

We firmly believe that ADUs should be legal everywhere. They are a great way to add new housing options, allow for a range of living situations, but also make real estate more affordable for a wider range of people.

Read the article about legalizing ADUs from AIA NY:

https://www.aiany.org/news/legalizing-accessory-dwelling-units/

Is an ADU a Good Investment?

Whether an ADU (accessory dwelling unit) is worth the investment will depend on a variety of factors, including your specific circumstances, the local real estate market, and the costs and benefits of building an ADU. In general, we have found that they have been great investments for most of our clients.

There are several potential benefits to building an ADU, including:

• ADUs Provide Rental Income:

  An ADU can provide a source of rental income for property owners. By adding an ADU to their property, property owners can rent out the space to generate additional income. This can be especially useful for property owners who have a large amount of unused space on their property or who are looking for a way to supplement their income and help pay down their mortgages.

• ADUs Increase Property Values:

  An ADU also increases the value of your property. By adding additional living space, property owners are effectively increasing the overall built square footage of their property, which can make it more valuable. This can be a particularly good investment for property owners who are planning to sell their property in the future, as the added value of the ADU can increase the sales price when they are ready to sell.

• ADUs Are A More Affordable Housing Option:

  ADUs also provide a more affordable housing option for homeowners who want to add additional living space to their property. Because they are typically smaller than traditional homes, ADUs can be less expensive to build and maintain. This can be especially appealing for homeowners who want to add a separate living space for family members but want to save money compared to purchasing a full house.

However, there are also several potential drawbacks to building an ADU, including:

• Initial ADU Cost:

  Building an ADU can be a significant investment, as it requires the purchase of materials, labor, and any necessary permits and fees. This initial cost can be a significant financial burden for some property owners and/or require construction loans or refinancing of the main house to cover those costs. It is important to balance the cost with potential income or increased property values. Overall, we see most detached ADUs starting at an investment of around $200,000 or more. Check to see if rental income in your area will offset the initial investment and make it worth pursuing. In most larger cities rent is high enough to make it a good investment despite the initial costs of ADU construction.

• Ongoing ADU Costs:

  In addition to the initial cost of building an ADU, there may also be ongoing lifecycle costs associated with maintaining the unit, such as utilities, insurance, and any necessary maintenance and repairs. These costs should be considered when evaluating the potential profitability of an ADU - balancing these costs with potential rental income.

• ADU Zoning and Legal Issues:

  Depending on the location of the property, there may be local zoning laws or other legal restrictions that impact the ability to build an ADU or what you can do with it (for instance many cities ban renting ADUs as short term rentals like Airbnb). It is important to research and understand these laws and regulations before embarking on an ADU project.

Overall, whether an ADU is worth the investment will depend on a variety of factors and should be carefully evaluated on a case-by-case basis. However, in our experience most ADUs are excellent investments for homeowners as the potential rental income plus the increase in property values more than offsets the upfront and lifecycle costs.

If you are considering adding an ADU as an investment and have any questions don’t hesitate to reach out. We love helping people embark on their ADU journeys. And if the goal for your ADU is as an investment, starting with a pre-designed ADU plan can help you get off on the right foot and reduce the development costs by saving on design fees and time.

Artificial Intelligence: ChatGPT and ADUs

Fascinating times we live in. I’ve been playing around with some new tools that have been released that use artificial intelligence to create images and text from simple text-based prompts. The results are impressive. The question now is how to best utilize these tools within our typical workflow.

How can we use AI image generation to help us with the design process or visualize our ideas for clients to see?
How can AI help us write better, or market our products?

For example, here is a block of text the new AI chatbot ChatGPT generated using the prompt shown below:

Prompt:

Write marketing copy about selling pre designed ADU plans

Response:

Are you tired of the endless back and forth with architects and contractors trying to bring your ADU vision to life? Look no further! Our pre-designed ADU plans offer a cost-effective and efficient solution to your accessory dwelling unit needs.

Our plans are carefully crafted by experienced architects and are designed to meet all necessary building codes and regulations. They include detailed floor plans, elevations, and specifications to ensure a smooth building process.

Not only do our pre-designed plans save you time and hassle, but they also offer a unique and stylish option for your ADU. Choose from a variety of modern and contemporary designs to find the perfect fit for your property.

With our pre-designed ADU plans, you can bring your dream of additional living space to life without breaking the bank. Don't waste any more time and money on complicated and time-consuming custom design processes. Invest in one of our pre-designed ADU plans today and start building your dream accessory dwelling unit tomorrow.

Not bad. There are some things that I would revise slightly, but overall it is pretty compelling marketing copywriting considering it literally took about 10 seconds to write the prompt and get a response. Rather than spend hours working with a writer, or crafting language myself, this tool created good results in seconds. This could be game changing for so many industries.

Another example of AI generated writing:

Prompt:

What is an ADU?

Response?

An ADU, or accessory dwelling unit, is a small, separate living space that is attached or detached from a primary residence. ADUs are also known as granny flats, in-law units, backyard cottages, and accessory apartments. They are typically used as additional living space for family members, guests, or renters. ADUs can provide additional income for homeowners, as well as increased housing options in urban areas.

Again, a pretty good written response within seconds.

One more, asking the AI Chat program the most common ADU question:

Prompt:

How much does an ADU cost?

Response:

The cost of an ADU can vary depending on a number of factors, including the size of the unit, the materials used, and the location. In general, however, the cost of building an ADU can range from around $100,000 to $300,000 or more. Some factors that can affect the cost of an ADU include:

- The size of the unit: The larger the unit, the more it will cost to build.
- The materials used: The cost of building an ADU can be affected by the type of materials used. For example, using high-quality materials like stone or hardwood can increase the cost, while using more affordable materials like vinyl or laminate can decrease the cost.
- The location: The cost of building an ADU can vary depending on the location. In urban areas, where land is more expensive, the cost of building an ADU may be higher. In rural areas, where land is cheaper, the cost may be lower.
- The complexity of the design: A more complex design may require more materials and labor, which can increase the cost of building an ADU.

Overall, the cost of building an ADU can vary widely, so it's important to consult with a professional and get an estimate before starting the building process.

Although I think their range is a little low based on today’s construction costs, this is a pretty good answer. It is also important to note that the AI is using slightly old information (I believe from 2021 based on a NYT article), but should improve over time.

Overall, I’m incredibly impressed by this tool and potential for AI to benefit our workflow. Writing is just one application. Another tool that I’ll write about in a separate post focuses on AI generated imagery. Midjourney takes similar text-based prompts but instead of creating written responses it generates digital images. I’ve played around with it a bit and have been impressed with the results. I’ll be sharing some of my experiments with that tool in another post.

White House Event on Making it Easier to Build Accessory Dwelling Units (ADUs)

It is clear that ADUs are growing into the mainstream of housing conversations when the White House starts discussing ways to make it easier to build accessory dwelling units across the country.

There were some excellent speakers, including Robert Liberty who I did some work with while living in Portland. My only criticism is it would have been nice for them to include some designers who specialize in these units to talk about design considerations as well as some of the hurdles we experience turning ideas into built homes.

On February 1st, 2022, the White House hosted a virtual event on making it easier to build accessory dwelling units (ADUs). Featured speakers included:

• Ambassador Susan Rice, White House Domestic Policy Advisor

• Sandra Thompson, Acting Director, Federal Housing Finance Agency

• Lopa Kolluri, Principal Deputy Assistant Secretary, Office of Housing and the Federal Housing Administration, Department of Housing and Urban Development

• Mike Hernandez, Vice President Engagement & Impact, Fannie Mae

• Mayor Miro Weinberger, Burlington, Vermont

• Denise Pinkston, President, The Casita Coalition

• Karen Chapple, Professor Emerita of City & Regional Planning, University of California at Berkeley and Director of the School of Cities, University of Toronto

• Kevin Skinner, EVP, Head of Home Lending, Umpqua Bank

• Noni Ramos, CEO, Housing Trust Silicon Valley

• Robert Liberty, Strategic Partner, Cascadia Partners

• Rodney Harrell, Vice President, Family, Home and Community, AARP Public Policy Institute

• Tom DeSimone, President & CEO, Genesis LA

Bainbridge Island Accessory Dwelling Unit Regulations and Code Requirements

If you own a property on Bainbridge Island, and are considering adding an ADU, here is what you need to know from a zoning perspective.

Can I build an ADU on Bainbridge Island?

The good news is ADUs are allowed as an accessory use on almost all residentially zoned properties. This means you don’t need any additional permissions or Zoning adjustments. As long as the design meets the regulations no special approvals will be necessary. This is great as many cities have been slow to adopt ADU codes.

What types of ADUs are allowed?

Accessory Dwelling Units on Bainbridge Island can be either detached, stand-alone units, created within an existing home (a basement conversion for example), and can even be built over a garage. My personal recommendation is that detached ADUs are the best option for most properties, although we have designed all sorts of ADUs over our career. ADUs over garages are a great way to add a rental unit without taking up too much land and have been very popular.

How many ADUs can I build on my property on Bainbridge Island?

The Bainbridge Island ADU code does have a one ADU per property limit. This means that if you convert your basement into an accessory dwelling unit you won’t also be allowed to build a detached ADU. I think this is unfortunate as many other cities, including Seattle and Portland, allow multiple ADUs - for instance, a basement ADU and a detached ADU. Hopefully Bainbridge Island will reconsider this limitation as they work to increase housing options and affordability. I think allowing a basement ADU plus a detached ADU would be a great code change.

Do I need to provide parking for the ADU?

Providing parking is another requirement when adding an ADU to your Bainbridge property. At least one off-street parking space must be provided for the ADU tenants. They also must share the driveway with the main house - meaning you can’t have two separate driveway entrances.

What is the size limit for ADUs on Bainbridge Island"?

There are a few other requirements, although they are mostly targeted at detached ADUs. The size of ADUs are limited to 900sf or less, and they must meet all of the zoning requirements of the overall property (such as setbacks, lot coverage, etc.) Of note, if ADUs are built in the same structure as a garage the garage doesn’t count against the 900sf limit. Stairs within the ADU also don’t count against the size limitation. Also, if you are making an ADU in your basement the City will allow the ADU to be larger than 900sf if it is filling the existing basement space.

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Here is the exact language from the Bainbridge Island Municipal Code, Title 18 Zoning, Chapter 18.09 Use Regulations:

Accessory Dwelling Unit.

a. An accessory dwelling unit (ADU) may be created within, or detached from, any single-family dwelling, whether existing or new, as a subordinate use, where permitted (“P”) by this chapter.

b. In the shoreline jurisdiction, an accessory dwelling unit may be created within, or detached from, any single-family dwelling, whether existing or new, as a subordinate use, where conditional (“C”) pursuant to this chapter. See Chapter 16.12 BIMC for shoreline conditional use process.

c. Only one accessory dwelling unit may be created per parcel.

d. No variances shall be granted for an accessory dwelling unit.

e. One off-street parking space shall be provided in addition to off-street parking that is required for the primary dwelling.

f. Accessory dwelling units shall be designed to maintain the appearance of the primary dwelling as a single-family dwelling, containing 900 square feet of floor area or less. However, if the accessory dwelling unit will be located within a building existing as of the approval date of Ordinance No. 2015-16 (for example, in a basement) the city may allow an increased size in order to efficiently use all floor area. If a separate outside entrance is necessary for an accessory dwelling unit located within the primary dwelling, that entrance must be located either on the rear or side of the building.

g. If an accessory dwelling unit is constructed in conjunction with a garage, the square footage of the garage shall not count towards the 900-square-foot limitation.

h. An accessory dwelling unit not attached to the single-family dwelling may not contain any accessory use other than a garage.

i. No recreational vehicle shall be an accessory dwelling unit.

j. When stairs utilized for the ADU are enclosed within the exterior vertical walls of the building, they shall not count towards the floor area of the ADU.

k. The ADU shall share a single driveway with the primary dwelling.

l. School impact fees and qualified exemptions from those fees as provided in Chapter 15.28 BIMC shall apply.

m. All other applicable standards including, but not limited to, lot coverage, setbacks, parking requirements, and health district or city requirements for water, sewer, and/or septic must be met.

n. In the Mixed Use Town Center, new accessory dwelling units are only permitted as part of a housing design demonstration project single-family subdivision approved pursuant to BIMC 2.16.020.S.

How to Increase Storage in Small Homes and ADUs

Building an ADU, or backyard cottage on your property can be an ideal source of additional income. But maximizing that income and ensuring it stays steady means designing and building a space that tenants want to live in. Investing up front in small details, including providing ample storage, can create a more appealing living situation and may even allow you to raise your rental rates.

Consider these ideas for increasing small-space storage in your ADU:

Don’t Neglect the Closets

The more a tenant can put items “away” the more their space can feel clean, uncluttered, and spacious. Closets shouldn’t be an afterthought for ADUs and shouldn’t be considered a place to skimp or save space. Ensure there is a closet in every bedroom and ideally an additional linen closet, pantry, or coat closet. If there simply isn’t room, add a beautiful armoire in the bedroom to provide hanging space. Using nice furniture items can be a great way to supplement the built-in storage and contribute to the interior design of the accessory dwelling unit.

Use Vertical Spaces

Walls are the perfect spot to add extra storage, but tenants might be nervous about adding these items themselves for fear of damaging the walls. In the kitchen, consider built-in spice or knife racks, pot hangers, or simple floating shelves. In the living room or bedroom, floating bookshelves add space and are less bulky than furniture. Our Home Office ADU plan is only about 500 square feet, but offers discreet storage with built-in shelving and cabinets above the bed and modern floating shelves in the kitchen. We also included a small linen closet and access to the attic space over the bed nook for addition storage space. Coupled with ground floor vestibule with additional closet, this small ADU accommodates all the things most renters will want to store away. 

Install Shelves Above the Toilet

An additional vertical space to remember is the wall above the toilet, which is commonly wasted but provides a perfect place to install shelves in a bathroom without room for a linen closet. 

Maximize Under-Stair Areas

For two-story units, or units above a garage, make use of the under-stairs space on the exterior—and ensure it’s accessible for the tenant—for storing bikes, garden tools, and other outside items. Be thoughtful about wiring, water heaters, and other utilities in the space so the area isn’t wasted. If there are interior stairs, the space underneath is great for utilities like water heaters or even built-in washer and dryers. We have even seen nice home bars designed for the space under stairs. At the very least, make this space available as a small closet or cabinet. 

Create a Mini-Mudroom

More and more Americans prefer to take their shoes off before entering the home. Creating a built-in bench or shoe storage area with small shelves and hooks above can be more efficient than leaving shoes haphazard in the entryway. This is especially necessary if there isn’t room for a coat closet. If going with a bench in the entry, find one that can open and provide storage space. There are some bench products that include storage or you can have your designer create a custom built-in storage bench. 

Add an Outdoor Shed

One of the reasons renters choose an ADU over a traditional apartment building is to hopefully have some outdoor space. This is also an opportunity for a small bit of outdoor storage. A simple outdoor shed can provide space for emergency supplies such as extra water, outdoor tools, car supplies, and other extras, which are often hard for apartment dwellers to store, making them feel less prepared than homeowners. Best part? Adding a small shed takes no space away from your interior footprint. For tenants who love outdoor activities like biking, camping, kayaking, etc. an outdoor shed would be an amenity that can set your ADU rental apart from the competition and lead to higher rents or longer-term tenants. If your ADU is in places like Oregon, Washington, California, Colorado or other places with a big outdoor adventure culture, providing an outdoor shed for your tenants is highly recommended!

Make Use of Every Opportunity

If you’ve ever rented an RV or toured a boat, you likely noticed that every available space is maximized. You need to think similarly with your ADU. Take a step back and truly look at the space—what areas are wasted that could be put to use? These might include space above the kitchen cabinets, an oddly-shaped foyer, or an out-of-the way corner. For example, in our Backyard Oasis ADU floor plan, narrow cabinets installed next to the refrigerator are the perfect spot for storing brooms, baking sheets, and other awkward items. 

Ready to talk about building your ADU? Browse our ADU plans here or contact us for a consultation.

Why ADUs are Great For California

ADUs (accessory dwelling units) are becoming an increasingly popular housing option in California, and for good reason. There are many benefits to ADUs in California, both for property owners and for the state as a whole. Here are just a few:

1. California ADUs can provide affordable housing options.

   California has a well-documented housing crisis, with high housing costs and a shortage of available units. ADUs can provide a more affordable housing option for individuals and families who are struggling to find affordable housing. Because they are typically smaller than traditional homes, ADUs can be less expensive to build and maintain, making them a more accessible option for many people.

2. ADUs can increase the supply of California housing.

   By adding additional living space to existing properties, ADUs can help increase the overall supply of housing in California. This can help alleviate the pressure on the housing market and make it easier for people to find a place to live.

3. ADUs can provide additional rental income for California property owners.

   By adding an ADU to their property, property owners can rent out the space to generate additional income.

4. ADUs can provide additional living space for family members or guests.

   This can be especially useful for aging parents or adult children who may need a place to live but can’t afford market rate rents. By providing a separate living space, ADUs can offer a level of independence and privacy for these individuals while still allowing them to be close to the rest of the family.

5. ADUs can be a sustainable housing option.

   By making use of existing resources and infrastructure, ADUs can be a more sustainable housing option than building new, standalone homes. In addition, ADUs can be built to be energy-efficient, which can help reduce the environmental impact of housing and save money on utility bills.

Overall, ADUs can provide a range of benefits to California, including increasing the supply of affordable housing, providing additional rental income for property owners, and offering additional living space for family members and guests. In addition, ADUs can be a more sustainable housing option, which can help California meet its goal of reducing greenhouse gas emissions and promoting sustainable development.