What is an ADU?

HISTORY OF THE ADU
In the 1940s and '50s, many American families rented out an extra apartment over their garages or in the basement of their homes as a way to earn some extra income to help with the mortgage payment or with other household expenses. In fact, backyard cottages and attic and basement apartments were a common feature in many communities across the country. Since then, as more communities have adopted restrictive residential zoning regulations, such apartments, technically known as accessory dwelling units (ADUs), have been either severely limited or banned altogether, usually in the name of protecting single-family neighborhoods.

Recently, however, perceptions and attitudes toward accessory dwelling units are once again beginning to change. Much of this transformation can be attributed to the effects of the affordable housing crisis as well as the growing numbers of smaller households. In addition, new growth management laws are requiring many communities to plan for and accommodate higher housing densities.

Against this backdrop, many communities in Washington have begun to reexamine the appropriateness of zoning regulations that severely limit or prohibit accessory dwelling units. Accessory dwelling units have emerged as an important component of the affordable housing strategies being carried out in many Washington cities. For cities over 20,000 in population, the Washington State Legislature has now mandated that accessory dwelling units be encouraged and allowed in single-family zones. As a result, many Washington State home builders are being inundated with requests for ADU floor plans that are attractive, and yet affordable housing.

WHAT IS AN ADU?
An Accessory Dwelling Unit (abbreviated ADU) is a secondary living unit built on a parcel of land with another primary home, with its own kitchen, bathroom and sleeping facilities. ADUs are typically smaller than the primary dwelling-most jurisdictions limit them to between 800 and 1250 square feet of living space. This varies by jurisdiction of both cities and counties.

ADUs have also been referred to as "mother-in-law apartments", "accessory apartments", "garage apartments", “rental units” or "second units" depending on their design and purpose.

Subject to local regulations, ADUs may be located either inside, attached to, or detached from the primary home on your property. To be considered attached, living space of both the primary and accessory dwelling units must abut (be on opposite sides of the same wall). Incidental and accessory features such as trellises, decks, patios, breezeways, garages or tool sheds do not generally establish an attached structure.

There are a variety of standards which may be applied in the case of an ADU. These might include limiting the overall number of residents in both units, limitation with respect to home occupations, the location of entrance doors and size of the ADU. Where an ADU is created in a new or existing detached structure or by the addition to a house, there are additional standards regulating the exterior appearance and materials of the ADU. These additional standards include provisions for the height, roof pitch, trim, eaves and windows. Your local building department can provide additional guidelines that should be followed.

WHO CAN BENEFIT FROM AN ADU?
Many municipalities now encourage homeowners to build Accessory Dwellings on properties with single family homes. There are many restrictions that apply, however; there is a reasonable amount of flexibility that allows most homeowners to add ADUs on their property. Also, in many cases, the homes do not have to be owner occupied.


ADUs provide a surprising number of benefits to communities, homeowners and renters.
• Financial Benefit to Tenant: ADUs can be rented for reasonable rents since construction costs are less than conventional homes. Also, ADUs offer housing opportunities in more desirable single-family neighborhoods for some that might not be otherwise be able to afford to live there. Living in an ADU would give these households the opportunity to enjoy the amenities typically found in many single-family neighborhoods, including more privacy, a quieter environment, and less traffic congestion.
• Financial Benefit to Homeowner: ADUs can provide homeowners with extra income to help meet rising home ownership costs. ADUs can provide many homeowners with needed additional income to meet high mortgage and maintenance costs. This can help young families or single parents, as well as additional income for elderly homeowners who are living on fixed incomes.
• Assisting Family Members: Another advantage of an ADU is for providing needed housing for family members. Some parents will provide and ADU for young adult family members and young couples who are just getting started. Elderly family members can avoid both the emotional and financial costs of having to move into a nursing home. Another possible option to assist the elderly is for the elderly homeowner to build and move into the ADU and rent out the main house to relatives or the public. This scenario allows the elderly homeowners to live their lives out on their property without the expense and maintenance of the larger home.
• Increased Property Value: The addition of an ADU can increase the current and resale value of the property significantly above the initial cost of the ADU. A secondary rental unit or "guest house" can be very attractive to potential buyers. Also, if financed through a mortgage on the property, the interest payments and some of the closing costs are usually tax deductible.
• Tax Benefits: Homeowners can apply a portion of the rental income to maintaining their property. So, ADUs can encourage better upkeep of existing housing.

Allowing the development of accessory dwelling units, or ADUs, in single-family homes is becoming an increasingly popular technique for creating low- and moderate-income housing for both homeowners and renters. Homeowners benefit from the additional rental income that they can use to pay part of their mortgage payment or to help with the upkeep on their homes. Renters benefit from the availability of moderately priced rental housing in single-family neighborhoods. The community benefits from the addition of affordable housing for little or no public expense.

What Is A Casita?

What is a casita? In the Spanish language, ‘casa’ means ‘house,’ and ‘-ita’ is a diminutive suffix. Put it together, and casita basically means ‘little house.’ Casitas may also be referred to as auxiliary dwelling units, or ADUs. However, while an ADU always exists on a parcel of land as a secondary unit to another home, an Casita can and often is the only home on a parcel. So we might say that Casitas may also be ADU's while ADU's are by definition always Casitas.

Casitas are ideal for:
• Vacation homes
• Weekend getaways
• Accessory Dwelling Units
• Small lots
• Cottage style housing
• Garage with apartment

True Built Home casitas have all of the benefits of a larger home, including a laundry room and full kitchen, but are simply built on a smaller scale - typically 1200 square feet or less and only one or two bedrooms. Rambler style casitas make a great home for retirees or family members with disabilities; town home or loft style homes are an attractive option for making optimal use of lot size. Several of our pre-optimized casita designs come with a generously sized garage. True Built Home casita homes are customizable, just like any of our homes, so your casita can be optioned with energy-efficiency, quality, and aesthetic features to suit your budget, lifestyle, and personal preferences.

In today’s economy many people are leaning toward building smaller homes. These homes are still a great investment since they make great rentals. Down the road, they will sell well as starter homes, or even as an auxiliary unit to a larger home that True Built Home can match the siding, roofing, and other exterior finishes to in the future.

Case Studies:• One couple decided to build a two-car garage casita, but wanted to later build a home that was attached to the garage with a covered walkway. The casita was a comfortable, inexpensive place to live while they planned and saved, and eventually enjoyed monitoring their adjoining home being constructed.

• Another family had an aging parent that wanted to leave independently. Building a casita on the same property gave her the independence she wanted and the availability of family when it was needed. Many families have considered building a casita for family members with disabilities that were looking for the same combination of independence, convenience, and security.

• An investor had an in-city property for which he envisioned building a rental/investment home. After speaking with True Built Home, he sat down with their in-house designer who suggested building two casitas together, back to back, which made the building take on a more upscale urban town home look that blended well with the surroundings. He was delighted to receive what basically amounted to a “two for one” – twice the rental income, with the price tag and complexity of just one home.

So, if you are thinking small, a casita may be the way to go. Take a look at our new line of casita – small home plans – to see if there might be a petite new place in your future! Contac us for more information: http://truebuilthome.com/contactus.php

What is the iTrue System?

THE ITRUE SYSTEM
What is the iTrue System? It is True Built Home'ss collaborative approach to building, not just homes, but positive relationships
The iTrue system is True Built Home's way of ensuring that you and all of the stakeholders on your project have the right information at the right time to make the right decisions. True Built Home wants you to not only be thrilled with a superior home, but also the education, speed, and transparency in our building process. True Built Home uses a unique blend of technology, standards and processes for building, and the talents and experience of our staff to bring you the iTrue System.
1) Our Staff: Building a home can seem overwhelming to experienced builders. How much more for a first time home builder. The iTrue system includes our experienced and trained staff who are there to make the process as simple for you as possible. From advice on how to remove an existing mobile home, working with the city or county for permitting, finding reputable contractors, or obtaining financing the experts at True Built Home want to minimize your run-around by putting you in touch with the right resources and giving you the most current and relevant information for your needs.
2) Our Website: Taking advantage of internet technology, at our “Builder Trend” website, you can view the construction schedule at any time, and will receive notifications via email or even text messaging to keep you up to date on the process. Additionally, as the momentum builds and your home visibly takes shape, you will have online access to photos that you can share with friends and family.
The system is very intuitive, easy to use, and limits the information to that which is relevant for the person that is viewing it, so security is never compromised.


Having the right people, technology, and processes in the mix gives True Built Home the ability to build high quality, beautiful homes with speed. When our clients make the commitment to building a True Built Home, we are eager to deliver the reality of a beautiful new home as quickly as possible. The iTrue System makes it possible for True Built Home to guarantee a "Great Way to a Great Home." We are confident that you will be satisfied with our superior approach to building a beautiful home. Why not contact us today? http://truebuilthome.com/contactus.php

Stick Built Home Vs Manufactured or Mobile Home

HISTORY OF MOBILE AND MANUFACTURED HOMES

The use of movable or mobile homes dates as far back as the late 19^th century in the United States, when teams of horses transported homes on wheels to beach front properties along the Outer Banks of North Carolina. Mobile homes came into vogue at the end of WWII, as veterans returned home and affordable housing was in short supply. They were often marketed as a practical alternative to renting an apartment. During the baby boom American families trying to find work wherever available, used mobile homes so they could move quickly with job changes.

In 1980, Congress approved changing the term 'Mobile Home' to 'Manufactured Home'. Today, manufactured homes are one of many styles of prefabricated homes built in factories, rather than on site, and then taken to the location where they will be occupied. They are usually transported by tractor-trailers over public roads (see photos).
 

DISADVANTAGES OF MOBILE/MANUFACTURED HOMES

The popularity of the factory built homes caused complications that the legal system was not prepared to handle. Originally, factory built homes were taxed as vehicles rather than real estate, which resulted in very low property tax rates. Eventually, local governments reclassified them for taxation purposes. In some states, mobile homes have been taxed as personal property if the wheels remain attached, but as real estate if the wheels are taken off.
 

The developing stigma attached to mobile homes resulted in devaluation of the existing homes in the community. The arrival of these types of homes in an area tended to result in "There goes the neighborhood" alarm (see photo. of course not every mobile home owner lives like this, but would you want to be his neighbor?) All of this led communities to start placing limitations on the size and density of developments.
 

Also, mobile homes, even those that were well-maintained, tended to depreciate in value over time, much like motor vehicles, rather than appreciate in value, as with site-built homes.
 

With these changes, rapid depreciation often resulted in the home occupants paying significantly less in property taxes than had been anticipated and budgeted. The ability to move many factory built homes quickly into a relatively small area resulted in strains to the public infrastructure and services of the affected areas, such as inadequate water pressure and sewage disposal, and highway congestion.
 

However, the tendency of the units of this era to depreciate rapidly in resale value has made using them as collateral for loans much riskier than traditional home loans. Terms are often limited to less than the thirty year term typical of the general home-loan market, and interest rates considerably higher. In other words, home loans often resemble motor vehicle loans more than traditional home mortgages.
 

Financing and insurance for manufactured homes can be very difficult. Most banks won't finance a manufactured home purchase because if there is no land included in the loan. There are some companies that specialize in mobile home loans and mobile home financing. They can finance and refinance mobile homes that are in communities.
 

Newer homes, particularly double-wides, tend to be built to much higher standards than their predecessors and meet the building codes applicable to most areas. As manufactured homes have come to resemble traditional stick-built homes, so have their prices. However, due the stigma of being called a "mobile" or "manufactured" home, value depreciation continues to be a problem.
 

ARE YOU REALLY SAVING MONEY WITH A MOBILE OR MANUFACTURED HOME?

Here is a true life experience related by one Washington State Home Builder: A home buyer was planning to put a manufactured home on their land near Yelm, WA. This Manufactured home would have been about 1400 square feet, NO garage, NO permanent foundation The price quote with tax was about $112,000. The Washington Home Builder was able to put them into a home over 1750 square feet, WITH garage and foundation, and also including many amenities that the manufactured home did not include (2x6 exterior walls instead of 2x4; vaulted ceilings, 4/12 pitch roof, etc) for only $107,000. And the appraisal was much higher than the manufactured homes appraisal. Easier to finance and get insurance for, and more value
 

THE STICK-FRAME HOME ADVANTAGE

In contrast, a stick-frame home will appreciate in value. In fact, a favorite of many investors is purchasing homes for rental property or to build equity with the purpose of selling the home at a later date. Many savvy investors have been able to retire comfortably from selling a home and living from the equity.
 

The beauty of volume on your lot home builders such as True Built Home is that, because of high initial appraisals even before the house is built, a home owner doesn't have to wait for years to build equity. They can have equity the moment they move in. This is one reason why True Built Home is becoming one of the fastest growing home builders in Washington state. (link here to "why a great way" http://www.truebuilthome.com/a-great-way.php

 

  

What you need to know about . . . . SEPTIC SYSTEMS

All modern homes built in the United States have some system for disposing of effluent (AKA “Poop”) from the house. In most suburban areas, effluent is directed from the house to a piping system that leads to a city sewer. In more rural areas, homes have an Onsite Sewage System (OSS). That is, individual systems that service one or a few homes tied into it.

If you are replacing a mobile or manufactured home with a stick frame home, this is an advantage to you as the septic will already be at the site. It may need to be recertified or in some cases retrofitted, but it almost always cuts down on certain site development costs as well as time in permitting.

THE SCOOP ON THE POOP
The type of system that a designer will recommend for your site depends on such factors what type of soil you have, slope of the land and so on.

There are basically two types of systems:
1. Gravity OSS: Gravity systems are typically the most desirable, simplest, and least expensive system you can get. This system utilizes gravity to move to move the effluent. Due to the nature of some soil types and sites in Washington State however, they are not always possible. True Built Homes are designed with this system in mind normally.

2. Alternative OSS: Everything that is not a gravity system falls under this category. These almost always require some form of pump system to move the effluent from the house to the drainfield. It is important that you know that since we normally plan for a gravity system, if you have a pump, running the power to operate this pump is an additional cost. This averages anywhere between $200-$1200 depending on the type of system you require. You can either have your own electrician run this power, or if you prefer we will have it done for you.

Here is a brief rundown of the various types of systems:
• Pressure Distribution System (PDS): Similar to a gravity system, except that it relies on a pump to evenly distribute effluent over a drainfield area instead of gravity.
• Sand Based Treatment System (SBTS): Like the PDS, it uses a pump, however after the pump pushes the effluent through sand to for aeration before it reaches the drainfield to help in filtration. This system is used for protection of nearby wells, surface water, or shallow ground waters.
• Aerobic Treatment Unit System (ATU): Similar to sand system but uses a tank where the effluent mixes directly with air to speed up the treatment process before it reaches the drainfield.
• Drip Irrigation Dispersal System (DIDS): Usually used in connection with either SBTS or ATU system. After the filter and pump, the effluent is then dispersed through driplines (similar to those used for plant irrigation) that are laid just below the surface of the ground. Used ideally when the soil is shallow, and/or the drainfield is smaller due to site size constraints.
• Glendon System: A very high level of treatment found often in Kitsap County. Effluent is treated in a containerized septic drainfield system before it is dispersed into the surrounding soil. This is one of the more expensive but more effective systems. For more information: http://www.kitsapcountyhealth.com/environmenta_health/oandm/o_and_m_glendon.htm
• Mound System: In this case a mound is built above ground level to become a drainfield. Aesthetically this is probably the least desirable system (who wants to look out their window at a waste disposal site?) however it may necessary under certain site circumstances, such as very dense or compacted soil (clay, bedrock, etc) or a very high water table. The mound system can make a site that would otherwise be unusable into a buildable site. And aesthetically with a bit of creativity it can be made more pleasing.

Remember “The grass is always greener over the septic tank 

For more general information on septic systems see “A Homeowners Guide to Septic Systems” at: http://tinyurl.com/ye65fkd

What you need to know about . . . . SETTING UP YOUR TEMPORARY AND PERMANENT POWER

Part of home building for Washington Home Builders is getting electricity to your new home. This involves 2 phases: temporary and permanent power.

If you have a modular or manufactured home, you may already have a pole that can be used for construction purposes if it does not need to be moved. You or a certified electrician may need to modify it to use for temporary construction purposes.

Avoid this common mistake: waiting until the electrical rough in apply for permanent power. This can create a needless delay in construction of literally weeks.

TEMPORARY POWER
TEMPORARY POWER means power that is only for the period of construction. The various workers need this to plug their power tools into as they build your house. This must be in place by the time we stake the home out with you.

Please follow these steps to get temp power:
1. Home owner or licensed electrician needs to set a pole to conform to local codes.
a. Check with the PUD or an electrician about amp requirements. Usually it’s 60 amp.
b. It must have at least 2 outlets.
c. If you hire someone, it usually costs about $450-$750 which may or may not include the permit that the electrician will get.
d. The pole should be mounted no further than 70 feet from where the house will be built. Usually closer is better.
2. A temporary power permit must be obtained.
3. After it has been placed in the ground with panel and secured to the ground according to local codes for pole height and depth, your local building inspector will come to your sight and approve or require change to get approved. Thus the reason for you or your electrician obtaining a permit.
4. Once approval has been received, you will need to call your local power company to connect the temp power. Usually they will come out within a week. The local entity that enforces code for temporary power poles will affix an approval sticker on the panel, giving your power company the needed notification that it meets code.
5. Temporary power can be disconnected once permanent power is hooked up.
The temporary power pole needs to be in position before we can order concrete and foundation work. You are now ready for True Built Home to start construction.

PERMANENT POWER
PERMANENT POWER is the power that services the house for the life of the house. Once the line is run from the street to your home and connected at the meter box, you can remove your temporary power pole from your site.

It is very important that you understand this timeline:
1. You should have begun arranging for both temporary and permanent power no later than the preconstruction meeting with True Built Home.
2. For the permanent power, you will need to complete a “New Service” application for your new home with the local PUD for the area. Often you can download this application online.
3. The PUD will then arrange to meet you at the site to discuss your options. This is done at the same time, or even before the temporary power is installed.
4. Once we rough-in the electrical, it is now ready for the permanent power to be hooked up.

It is important that you know that we will not sheetrock the home until permanent power is hooked up. Why? Because temporary power cannot provide enough power to heat the home, which is needed to accelerate the sheetrock drying process. Rented propane heaters or, even worse, kerosene heaters often end up causing cracks to occur that require the sheet rockers to work more to get a better finish and can result in an additional charge.
• On a side note, if you do use kerosene heaters be aware that it gives off a film or residue over the sheet rock that makes the final painting of the home a very laborious chore.

Power lines are either run overhead from a power pole (a real one) or underground.

Home builders in Washington State find that it is becoming more and more common to have underground power. In this case, an excavator will dig a trench, the PUD will send a crew to run the power to the house and the excavator will bury the lines and cover the trench when they’re done.
If you are going to go with underground power, here are a few things to keep in mind.
• If you dig a trench from a power source to your home, if it extends a certain distance there could be an additional transformer at your cost (around $700). This distance varies-in some cities it is up to 220 feet before you need a transformer, however, it can go as high as 325 feet in others jurisdictions. You will have to check with your local PUD for a more definite answer. The transformer boosts the power to the next point-usually your meter.
• After the meeting with the PUD, you may need to hire someone to trench from the source of power or “street” to the area of the house where the meter base will get installed (usually the garage). That trench may need to be inspected.
• Once inspected, the PUD will come and install the line.
• Your excavator or you now will need to bury the line.
• The PUD will connect from the source of power to the meter.
• True Built Home takes care of all electrical inside the home. Home owners arrange for everything outside of the home. (if you have a pump septic system, please click here for information regarding septic systems)

Washington home builders usually choose underground power for several reasons:
• Overhead power requires an additional conduit to be run through the roof that increases your cost and is unsightly.
• Having power lines running to your house over your walkway or driveway or perhaps over your yard is not very aesthetically pleasing. It can give your home that ‘manufactured home’ feeling. Underground lines are obviously hidden from view.
• The mortality rate of squirrels and birds increases due to random electrocutions. We at True Built Home have a soft spot in our hearts for squirrels and birds.
So for the above reasons we encourage underground power wherever possible.

To arrange for permanent power you will need to contact the public utilities departments (PUD) in your area. For a listing of all the PUD visit: http://tinyurl.com/y9ymrlp or http://tinyurl.com/y8byakn

For general information on electrical power, visit the L&I website: http://tinyurl.com/ya8nkxc