Accessory Dwelling Units, a.k.a. ADUs...What Are They, Can You Build One, and is it Right for You?
What is an ADU you might ask? Is that the same thing as a "tiny home"? Does it sit on wheels, and will I hit my head on the ceiling when I get out of bed? Good news, nope, it's not a tiny home (more on those maybe in another post?). For an ADU, think a separate, smaller house, built on the same property as your home, complete with a full kitchen, bedroom(s), bathroom(s) and living areas. It's not on wheels but on an actual true foundation, and other than being just really small (I would say tiny, but it's not a "tiny house", I know, confusing) it's just that, a house.
Every so often I’ve had potential clients ask about the feasibility of building an ADU on their property. For the most part these are people in and around Richmond, Virginia, and for the entirety of my career I needed to share the disappointing news that no, it’s not possible. Save for a few specific circumstances, mostly in older areas with carriage houses out back, the zoning ordinance just didn't allow for them. It’s something that other areas of the country allow (especially California) where housing is becoming both scarce and expensive, but just not in this part of Virginia.
Well, as of Fall 2023, that has all changed, at least within most residential areas within the city limits of Richmond. They now allow you to build an ADU on your property, provided the square footage does not exceed 500 SF or one third the floor area of your main house, whichever is greater. The passage of this zoning change was in response to both requests from citizens and the city searching for a relatively easy way to add to its housing stock. So, after what I assume was several years of study, the zoning ordinance is now revised to allow ADU’s. And what a huge change this is! It really opens up huge opportunities for homeowners to add value to their existing properties, without the huge investment needed to develop larger projects or stand-alone housing.
Is it right for you to build one on your property? Well, like so many things, that depends. Typically, people build them for a few reasons:
To provide a space for an aging family member(s) so you can be close by to help, but still provide them (and you!) a private, separate space. Or for visiting extended family, or grown children unable to afford their own place yet, etc.
As an investment, to rent out on a short-term basis or as a typical 12-month lease. It doesn't get much easier to manage a property than one that's literally in your backyard.
As an office space, music studio, crafting space, etc.
Once you’ve decided that an ADU is right for you, it’s time to figure out if it’s even possible. It really comes down to three big factors:
Does your town's zoning allow for ADUs? If you don't know where to look, head over to your local building department and they can help you out. If you live in and around Richmond, call me of course :) There are other factors to consider, like setbacks, lot coverage, and easements before you can check all the boxes and move forward.
How large an ADU are you permitted to build, and would it satisfy your particular needs? If you need a 3-bedroom, 3-bath weekend house for visiting family forget it. ADUs are designed to be small and efficient.
Can you afford it? Yes, it's small, but small also means a higher cost per square foot. Weigh your options and run your numbers. If you're building one as an investment, make sure it is an investment and not a liability.
At this is the point you’ll want to consult with an architect, so they can study the zoning requirements of your area, determine the area you can build on, and determine how large you can make the ADU. After this initial study, a schematic design can be created that a general contractor can price to determine the feasibility moving forward.
And just because you can fit an ADU on your property it still might not make sense, for example if the position of it on the lot would negatively impact the main house’s value or views to the outside. I would also recommend having a conversation with a local real estate agent to discuss the potential value-add/loss of an ADU on the house’s future resale value. Will it limit the number of potential buyers in the future? Does this outweigh the benefits of building an ADU?
Another reason, and perhaps the biggest, to consult with an architect, is you’ll really want to make the ADU design work with your current home. There are so many factors that come into play, but things the architect can perfect with their expertise are:
The proper siting of the ADU on the property to preserve or enhance views from the main house, and with the best orientation to the sun if possible.
Access to and from the main house. Is it a simple, straight path, a meandering walk through a garden, a covered walkway?
Since the floor area is compact, floor plan efficiency is absolutely key here. Only a skilled designer can give you the most "space within your space".
So, if you're in need of additional space on your property, either for family, tenants, or just an office for yourself, an ADU could be right for you. It provides a unique blend of additional space, utility, privacy, and design possibilities compared with an addition.
Not sure which to pursue? Well, just ask your architect.
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