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Coach House + SFH.... ADU or 2nd unit?

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Steven Spychalski

Thread Starter
Junior Member
Joined
Jan 14, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
Hi:

I have an assignment for a property in Andersonville. Improved with a 3 bed, 2 bath ~1,500 sf home at the front of the lot and a 1 bedroom, 1 bath 750 sf detached Coach house.

Marketed as a detached SFH. Client was apparently unaware of the Coach house.

Coach house info:
-It is rented
-Separate Utilities/meters
-Separate Mailbox
-Zoning permits 2 units (RS-3)

-Coach house is not noted on the assessor's record (has only 1 building)
-I have found no other similar sales (SFH + Coach house ADU) to satisfy FNMA conformity requirement.

Given the above, I advised the client of the situation and recommended the assignment should be for a 2 unit property. Client is adamant the subject "be viewed as a SFH with an ADU" (Maybe cuz they were unaware of the 2nd building?)

HBU could go either way with several SFH and smaller 2 flats selling in the same tight range. Maybe a slight edge to 2-unit given the accounting for GBA, and income.

I recall Mayor Rahm looking to change the ordinance pertaining to Coach Houses, but the zoning site keeps crashing. Prior to that, there were some questions about the ability to rent out coach homes in certain circumstances... I think if they were not lived in for 1 year, they could not be used as a dwelling.... but I forget!

My brain is Mush right now.... any help or zoning clips to share?

Thanks!
 

ExplainDNA

Senior Member
Joined
Oct 30, 2008
Professional Status
Certified Residential Appraiser
State
Illinois
Unless the fee is terrific I’d tell them that you don’t feel qualified for this assignment and ask that it be given to another. I’m not saying you’re not qualified, but those are the “magic words” if you want to bolt a lousy job.

However, if the fee is sweet, or you finally just want solve a Rubik’s Cube, go for it. Clever word searches in the MLS will help, but man, you might wind up sleeping with this one for a week after it’s delivered.

Best,

Dave...
 
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Mike Kennedy

Elite Member
Joined
Sep 28, 2003
Professional Status
Certified Residential Appraiser
State
New York
Showing results for Andersonville illinois accessory dwelling unit

Feb 28, 2020

"Soon, state and local lawmakers could vote to bring back an entire category of housing after a decades-long ban"

"New legislation in Springfield is paving the way"
A big step toward bringing ADUs back to the Chicago area came in late February when Rep. Robyn Gabel introduced a short, straightforward bill to the Illinois House of Representatives prohibiting municipalities from outlawing ADUs outright. If approved, the measure would also prevent cities from imposing functional bans aimed at burdening accessory units with unreasonable regulations."

This bill would make coach houses welcome in Illinois
www.chicagobusiness.com › residential-real-estate › bill...


Feb 24, 2020 - Advocates for accessory dwelling units, or ADUs, which went out of favor in the years after World War II, say that bringing them back would put ...
Missing: Andersonville ‎| Must include: Andersonville

How to fix Chicago's zoning mess? Bring back the two-flat | Ed ...
chicago.suntimes.com › crossroads › chicago-zoning-m...


Jan 3, 2020 -" Still, most of the rest of Andersonville already has been downzoned. ... Allow “accessory dwelling units,” better known as coach houses and ..."
 
Last edited:

Amy Perkins

Senior Member
Joined
Jul 20, 2003
Professional Status
Certified Residential Appraiser
State
Tennessee
What is a coach house? Does it have a permanent foundation? If not, it's personal property. If two units are prevalent and typical and it's not a larger home I would say it is not a 1004 SFR with adu. It should be on a multiple family 2-4 form. If it is a larger home with a small adu, with other sfrs then put it on a 1004.
 

leelansford

Elite Member
Joined
Mar 29, 2002
Professional Status
Certified Residential Appraiser
State
Illinois
Hi:

I have an assignment for a property in Andersonville. Improved with a 3 bed, 2 bath ~1,500 sf home at the front of the lot and a 1 bedroom, 1 bath 750 sf detached Coach house.

Marketed as a detached SFH. Client was apparently unaware of the Coach house.

Coach house info:
-It is rented
-Separate Utilities/meters
-Separate Mailbox
-Zoning permits 2 units (RS-3)

-Coach house is not noted on the assessor's record (has only 1 building)
-I have found no other similar sales (SFH + Coach house ADU) to satisfy FNMA conformity requirement.

Given the above, I advised the client of the situation and recommended the assignment should be for a 2 unit property. Client is adamant the subject "be viewed as a SFH with an ADU" (Maybe cuz they were unaware of the 2nd building?)

HBU could go either way with several SFH and smaller 2 flats selling in the same tight range. Maybe a slight edge to 2-unit given the accounting for GBA, and income.

I recall Mayor Rahm looking to change the ordinance pertaining to Coach Houses, but the zoning site keeps crashing. Prior to that, there were some questions about the ability to rent out coach homes in certain circumstances... I think if they were not lived in for 1 year, they could not be used as a dwelling.... but I forget!

My brain is Mush right now.... any help or zoning clips to share?

Thanks!

Where--and how far back in time--have you searched that you're not finding a coach house? Does the owner have a letter from zoning as to the permitted use?
 

Steven Spychalski

Thread Starter
Junior Member
Joined
Jan 14, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
Showing results for Andersonville illinois accessory dwelling unit

Feb 28, 2020

"Soon, state and local lawmakers could vote to bring back an entire category of housing after a decades-long ban"

"New legislation in Springfield is paving the way"
A big step toward bringing ADUs back to the Chicago area came in late February when Rep. Robyn Gabel introduced a short, straightforward bill to the Illinois House of Representatives prohibiting municipalities from outlawing ADUs outright. If approved, the measure would also prevent cities from imposing functional bans aimed at burdening accessory units with unreasonable regulations."

This bill would make coach houses welcome in Illinois
www.chicagobusiness.com › residential-real-estate › bill...


Feb 24, 2020 - Advocates for accessory dwelling units, or ADUs, which went out of favor in the years after World War II, say that bringing them back would put ...
Missing: Andersonville ‎| Must include: Andersonville

How to fix Chicago's zoning mess? Bring back the two-flat | Ed ...
chicago.suntimes.com › crossroads › chicago-zoning-m...


Jan 3, 2020 -" Still, most of the rest of Andersonville already has been downzoned. ... Allow “accessory dwelling units,” better known as coach houses and ..."

Right.. this is all I can find... But it kind of buries the current ordinance. Every search returns 'Changes coming' but nada on the current state of affairs. From what I remember, Coach houses are grandfathered in down-zoned areas such as Andersonville as long as they have been continuously occupied. There are Coach House historic districts, but this is not one of them.

As with most things in Chicago, the rules are played fast-n-loose unit they aren't. They down-zoned most of the City in 2003, but no-one enforced it. I always spoke to it in my reports, but nothing ever happened... until recently when attorney's and savvy tenants realized they could make some $$$ suing landlords. This does not seem to be the case here tho...
 

Steven Spychalski

Thread Starter
Junior Member
Joined
Jan 14, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
Where--and how far back in time--have you searched that you're not finding a coach house? Does the owner have a letter from zoning as to the permitted use?
Hi Lee!
So there is nothing in the MLS. Searched far and wide. There is a category for Coach House (detached type), but realtors never use it. There are ~17 instances in the entire MRED as of now. Even the subject is not classified correctly. It's listed as a SFH. The only mention of the CH is in remarks, which is difficult if not impossible to search.

Owner does not appear to have Certificate of Zoning compliance. They are required for 2-4 unit transactions, but as they are claiming this is a SFH, they did not apply for one (just a guess). Owners bugged out of town with the COVID lock-down (which is why I took the assignment), so I could not speak to them. Agent has it on Lockbox and did not answer texts. I was not happy to find out there was an occupied CH. Trying to avoid tenants over the next few weeks....
 
Last edited:

Steven Spychalski

Thread Starter
Junior Member
Joined
Jan 14, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
What is a coach house? Does it have a permanent foundation? If not, it's personal property. If two units are prevalent and typical and it's not a larger home I would say it is not a 1004 SFR with adu. It should be on a multiple family 2-4 form. If it is a larger home with a small adu, with other sfrs then put it on a 1004.
A Coach house in Chicago is typically a 2nd detached structure on the rear of the lot. Typical lot is 25x125. SFH up front, and to the rear off the alleyway, either above the garage or in place of the garage, is a smaller dwelling. I suppose they are called Coach houses as the horse carriage and stable boy/drivers were housed there back in the day. Permanent foundation. Finished well, but subordinate to the main home. Sometimes called In-Law, Granny Unit, Nanny's unit Au Pair quarters, etc.

My issue is that it is rented, has separate utilities, etc. There are no other similar properties (that I found yet), so I cannot satisfy the FNMA requirement to exhibit conformity via 1 similar closed sale. There are plenty of 2 unit properties. I may even find a SFH with a garden unit, but again, these are usually rented as it is permitted int he lowest density Zone for the area.....
 

Steven Spychalski

Thread Starter
Junior Member
Joined
Jan 14, 2003
Professional Status
Certified Residential Appraiser
State
Illinois
Unless the fee is terrific I’d tell them that you don’t feel qualified for this assignment and ask that it be given to another. I’m not saying you’re not qualified, but those are the “magic words” if you want to bolt a lousy job.

However, if the fee is sweet, or you finally just want solve a Rubik’s Cube, go for it. Clever word searches in the MLS will help, but man, you might wind up sleeping with this one for a week after it’s delivered.

Best,

Dave...
Thanks Dave! I'm qualified (I 'd like to think so at least). Good Client and I already accepted. :) I've valued hundreds of properties int the area... this is just an oddball cuz of the push back wanting to call it an ADU. I will do my due diligence, and then plant a foot in the ground and run with it. If they do not like my determination, I'll give them the option to cancel and pay for time billed.

I'm always grateful for the peer input on these. My gut is to be stubborn and dig in, but I am not the Pope of Appraisal town and can be wrong from time-to-time!
 

Amy Perkins

Senior Member
Joined
Jul 20, 2003
Professional Status
Certified Residential Appraiser
State
Tennessee
A Coach house in Chicago is typically a 2nd detached structure on the rear of the lot. Typical lot is 25x125. SFH up front, and to the rear off the alleyway, either above the garage or in place of the garage, is a smaller dwelling. I suppose they are called Coach houses as the horse carriage and stable boy/drivers were housed there back in the day. Permanent foundation. Finished well, but subordinate to the main home. Sometimes called In-Law, Granny Unit, Nanny's unit Au Pair quarters, etc.

My issue is that it is rented, has separate utilities, etc. There are no other similar properties (that I found yet), so I cannot satisfy the FNMA requirement to exhibit conformity via 1 similar closed sale. There are plenty of 2 unit properties. I may even find a SFH with a garden unit, but again, these are usually rented as it is permitted int he lowest density Zone for the area.....
So sounds like it might not be legal... I wonder if you were real nice the assessor could give you some information. They stay open around here and can be a good resource. Also, another idea is check on which one is worth more if you are on the fence. Good luck and sleep on it cause it seems to help me figure out a situation better.
 
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