Is it an SFR with an ADU...or is it a Duplex?

[TMG]

Due to affordable housing/housing issues, Gov Newsome has encouraged the construction of ADU's (accessory dwelling units) in most any backyard where one will fit.

I have an appraisal order for 3br/2ba 1300sf SFR, with brand new permitted 2br/2ba 800sf ADU. The ADU has a separate address, and is rented out. City says its two units, but they don't think its considered a Duplex since its two separate bldgs. I told them not all Duplexes are one bldg. I think it's up to me to decide. What say ye????

Thank you!!

 

[Hylopeeko]

IMO Gotta verify what building department has it listed as? And when was building department records updated last? If you are doing as multi 1025 just call it that, however, if building department has it listed as SFR than consider doing it as 1004 w/1007 and call other building cottage or mother-in-law sweet.

 

[Tim The Enchanter]

I told them not all Duplexes are one bldg.

Very true.
But, sounds like you have an SFR plus ADU.
Never mind it might function just like a 2 house duplex, I don't think the lenders will accept comping a duplex to an SFR plus ADU.
This has become a real pita in the last year or 2. When I see things like that now, I bid high or just decline.

 

[TMG]

What my dividing line is, is that the ADU has its own separate address. Most granny flat/guest houses do not have sep addresses, and that's what makes them a guest unit. I don't yet know if it has separate utilities, but since its a new ground up separate structure, I'm guessing it does.

Also, they ordered it as a 1004. After I found out the details, I sent it back asking them to change to 1025. No word yet. IMO, a 2br/2ba unit is no granny flat/ADU. If it were a studio w/o a sep address, then fine.

 

[gregb]

How do you know if it’s a second unit or an accessory dwelling unit?

Is it a second unit or an accessory dwelling? How do you know the difference? If the post office gives the second structure an address, that makes it a second unit, right? Or if the dwellings are s…

sacramentoappraisalblog.com

 

[Tim The Enchanter]

Good link. Mr B.
Yep, it's a real pita.

 

[TMG]

How do you know if it’s a second unit or an accessory dwelling unit?

Is it a second unit or an accessory dwelling? How do you know the difference? If the post office gives the second structure an address, that makes it a second unit, right? Or if the dwellings are s…

sacramentoappraisalblog.com

From your article:

Second Unit:

• Recognized by city or county as a second unit
• The market recognizes it as a second unit
• Likely contributes more substantially to value
• Zoning allows two units
• It is probably separately metered
• Most likely has a separate address
• May or may not be inferior in size and location to the other unit
• May or may not be attached to to the main unit

So.......its Zoned R1, but this is an 800sf 2br/2ba "apartment" that will contribute significantly more to value than a typical 1br or studio guest unit. And apparently now in this city R1 allows 2 units. Maybe it should be determined by occupany? This ADU will house two room mate$.

NOW WHAT?? Maybe I should call our governor. Or appraise it on a 1004 and a 1025.

BTW, thanks for the article, I printed out a copy for my library.

 

[Terrel L. Shields]

In my opinion, a duplex is one building...never two. I would never look at it any other way. I don't care what the assessor calls it. An ADU could be a portion of a dwelling if a separate entrance, but again, if inside a dwelling and accessible to the rest of the house, and the dwelling has 2 kitchens, to me, it is still a SFR. It isn't rentable. The fact grandma can do her own cooking does not matter to me. The old timers often had 2 kitchens in large houses, or even a separate building or porch for a "summer" kitchen. Appraised many old houses that had 2 kitchens, often one just a sink and a small stove and with or without a small fridge.

 

[Hylopeeko]

I certainly would not do both a 1025 and 1004bunless you were joking and I just didn't catch on. Perhaps suggest two separate buildings, therefore doing two SFR's with 1007 since one building is rented and that adds significant contributory value to accessory unit to require two separate appraisals. Am interested in what you decide so please update us.

 

[Hylopeeko]

Very true.
But, sounds like you have an SFR plus ADU.
Never mind it might function just like a 2 house duplex, I don't think the lenders will accept comping a duplex to an SFR plus ADU.
This has become a real pita in the last year or 2. When I see things like that now, I bid high or just decline.

What would you bid for something like this?