Duplex or ADU

[TMG]

Does the 2nd house have its own address?
ADUs typically will not have a separate address.

 

[ZZGAMAZZ]

Does the 2nd house have its own address?
ADUs typically will not have a separate address.

That might be true, but I've also had some very confusing (at least for me) conversations with city planners who advised that the Post Office that provides addresses is an entirely different entity that has little if anything to do with legality established by the jurisdictional authority.

 

[Mark K]

Good question but "as is" it is 4 acres with 2 dwellings. HBU does not ask if the property can be made into something else as the "ideal" use, rather asks which is the most valuable - "as is" or "as if vacant". Isn't that the case?

If you're limiting your HBU to the F/F form.

Otherwise you need to analyze other possibilities.

 

[Sadie]

I accepted an appraisal for a property that was listed as a single-family residence. When I arrived for the inspection there was the 1,600 square foot home listed on public records and a new 4,000 square foot home. This property is on 4 acres. The HBU would almost certainly be to subdivide the property into two separate lots with a home on each site. If I were to appraise this property as-is should it be appraised as a multi-family because it has two residences or as a single-family home with an accessory dwelling unit? Is there a maximum size that a building can have to be considered an ADU. There are no comparables that I can see in my market area that have two homes on the same property. ADU's in this market are typically small cabins or basement apartments.

You should check with the county and see if the smaller dwelling meets the criteria for an ADU. Some municipalities have size limits. Here, it seems like the size limit is 800 SF. Some counties only allow for one DU per site, any other DU is only legal through a hardship use or as a caretaker. Just make sure all the legal ducks are in a row. Call the client and increase the fee!

 

[CCAAMO]

That might be true, but I've also had some very confusing (at least for me) conversations with city planners who advised that the Post Office that provides addresses is an entirely different entity that has little if anything to do with legality established by the jurisdictional authority.

Changes in California ADU law allow and ADU to have a separate address and utilities, and the main house does not need to be owner occupied. So the state has clearly blurred what used to be the difference between a duplex and an SFR with ADU (or what San Bernardino Country would say is two on a lot). You need to ask yourself would the typical buyer and seller purchase the property as an SFR and ADU or as an investment property like a duplex

 

[ZZGAMAZZ]

Changes in California ADU law allow and ADU to have a separate address and utilities, and the main house does not need to be owner occupied. So the state has clearly blurred what used to be the difference between a duplex and an SFR with ADU (or what San Bernardino Country would say is two on a lot). You need to ask yourself would the typical buyer and seller purchase the property as an SFR and ADU or as an investment property like a duplex

A little-known fact told me by Riverside City Planning is that a second, smaller ADU is allowed as well, although with three units on a parcel, at least one must be owner-occupied. THE QUESTION THAT NOBODY CAN ANSWER, HOWEVER: What about ADU's prior to the existing statewide mandate, when ADU's could not have a full kitchen? Are they now pre-ADU ADU's?

 

[CCAAMO]

A little-known fact told me by Riverside City Planning is that a second, smaller ADU is allowed as well, although with three units on a parcel, at least one must be owner-occupied. THE QUESTION THAT NOBODY CAN ANSWER, HOWEVER: What about ADU's prior to the existing statewide mandate, when ADU's could not have a full kitchen? Are they now pre-ADU ADU's?

 

[CCAAMO]

It is true in the state you can add an adu plus a small mini unit (i think under 400 sf) and it does not need to be on a permanent foundation and can have an Axle. Since the state allows all those unpermitted garage conversion over the years to be considered ADU's (since the new state law does not required covered parking) I think any ADU with or without kitchen is now acceptable. The state law requires the cities and counties to offer a process to make them legit.

 

[Russ Kitzberger]

I accepted an appraisal for a property that was listed as a single-family residence. When I arrived for the inspection there was the 1,600 square foot home listed on public records and a new 4,000 square foot home.

Simply advise the client that it is not a standard SFR as engaged.

To preface this response, doing the HBU is going to take longer than a standard SFR appraisal project might take, so if the project isn't in your wheelhouse, referring it to a specialist might be the best course of action.

This property is on 4 acres. The HBU would almost certainly be to subdivide the property into two separate lots with a home on each site.

HBU is not SFR, therefore, if you report it on a 1004, you will need to reflect subdivision and mark current use as a interim use.

If I were to appraise this property as-is should it be appraised as a multi-family because it has two residences or as a single-family home with an accessory dwelling unit?

It depends if it can be leased separately from the main unit. That is a zoning/legal issue.

Is there a maximum size that a building can have to be considered an ADU.

Would be per market or per legal/zoning.

There are no comparables that I can see in my market area that have two homes on the same property. ADU's in this market are typically small cabins or basement apartments.

A complex project, likely not in your wheelhouse. Refer out to a specialist.