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How to Grid ADU & Main Home Garages

celilola

Thread Starter
Sophomore Member
Joined
Jan 9, 2011
Professional Status
Certified Residential Appraiser
State
Arizona
New community in Flagstaff. Homes have ADU options. All of the main homes have attached/BI garages. Then there are options for ADU's with garages (some have 1G, some have 2G and some have none).
QUESTION: My subject, for example, has a two car garage on the main home, plus a detached ADU with an attached one car garage.
Of course, I have a separate line item for the ADU but Im not sure what to do about the ADU garage. Do I lump it in with the main garage count, so my garage grid would show 2 attached, 1 detached? Or separate line item? Or lump it in with the guest house line item since they are ADU garages?
 

Amy Perkins

Senior Member
Joined
Jul 20, 2003
Professional Status
Certified Residential Appraiser
State
Tennessee
New community in Flagstaff. Homes have ADU options. All of the main homes have attached/BI garages. Then there are options for ADU's with garages (some have 1G, some have 2G and some have none).
QUESTION: My subject, for example, has a two-car garage on the main home, plus a detached ADU with an attached one-car garage.
Of course, I have a separate line item for the ADU but Im not sure what to do about the ADU garage. Do I lump it in with the main garage count, so my garage grid would show 2 attached, 1 detached? Or a separate line item? Or lump it in with the guest house line item since they are ADU garages?
And the difference between this and a duplex is what? Sounds like you got yourself a tweener! I suppose there is a big difference between a tract home with a second unit and an estate with a granny. I suppose the income helps with the mortgage. I think in the UAD form you can put a detached garage 1, a two-car built-in garage, and whatever driveway space you have. However, I might have a hard time contemplating whether it is a duplex or a single-family with accessory dwelling unit.
 

sputnam

Senior Member
Joined
Apr 24, 2012
Professional Status
Certified General Appraiser
State
North Carolina
New community in Flagstaff. Homes have ADU options. All of the main homes have attached/BI garages. Then there are options for ADU's with garages (some have 1G, some have 2G and some have none).
QUESTION: My subject, for example, has a two car garage on the main home, plus a detached ADU with an attached one car garage.
Of course, I have a separate line item for the ADU but Im not sure what to do about the ADU garage. Do I lump it in with the main garage count, so my garage grid would show 2 attached, 1 detached? Or separate line item? Or lump it in with the guest house line item since they are ADU garages?
If i'm reading you correctly, you are saying this property has two ADUs. Pretty sure lending guidelines prohibit having 2 ADUs for a typical residential loan. As far how to report it... just make sure that your are very clear... so, that whoever (whomever?) reads the report understands what the property is.
 

celilola

Thread Starter
Sophomore Member
Joined
Jan 9, 2011
Professional Status
Certified Residential Appraiser
State
Arizona
And the difference between this and a duplex is what? Sounds like you got yourself a tweener! I suppose there is a big difference between a tract home with a second unit and an estate with a granny. I suppose the income helps with the mortgage. I think in the UAD form you can put a detached garage 1, a two-car built-in garage, and whatever driveway space you have. However, I might have a hard time contemplating whether it is a duplex or a single-family with accessory dwelling unit.
Zoned for SFR with ADU. ADU is subordinate in size vs main home (main home 2400sf and guest homes are 600sf). There is no duplex/multi family question on this one.
 

celilola

Thread Starter
Sophomore Member
Joined
Jan 9, 2011
Professional Status
Certified Residential Appraiser
State
Arizona
If i'm reading you correctly, you are saying this property has two ADUs. Pretty sure lending guidelines prohibit having 2 ADUs for a typical residential loan. As far how to report it... just make sure that your are very clear... so, that whoever (whomever?) reads the report understands what the property is.
No, only one ADU..."My subject, for example, has a two car garage on the main home, plus a detached ADU with an attached one car garage."
 

glenn walker

Elite Member
Joined
Oct 11, 2006
Professional Status
Certified Residential Appraiser
State
California
No, only one ADU..."My subject, for example, has a two car garage on the main home, plus a detached ADU with an attached one car garage."
I would do its as two car garage on UAD and seperate line item adjustment for ADU and garage.
 

CANative

Elite Member
Joined
Jun 18, 2003
Professional Status
Certified Residential Appraiser
State
California
What Glen said. I agree.
 
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