DADUs: Small but Mighty Victories for Tacoma’s Community

Yes, they’re cute, and no, your mother-in-law is not required to live there–but what are the benefits to building a second structure on your property? The spatial and monetary efficiency of a tiny house-type structure has a wide appeal (just browse #dadu on Instagram!), but there’s a lot of practicality–and even humanity–to the concept. As rents continue rising and affordable housing remains an urgent issue, an ADU or DADU, defined in the city’s 2019 guide as “a second, smaller dwelling unit located on the same lot as a single-family dwelling,” is a feasible, reasonable housing option for many Tacoma residents. We’ve spoken with three card-carrying members of the DADU community (one of them our very own Kelli Jo Hjalseth!) about their processes, pros and cons, and the realities of building, and living alongside, a second dwelling.

But first, let’s clear up any confusion between an ADU and a DADU. Matt Rody, owner of Tacoma DADU, one of Tacoma’s sole DADU-focused businesses, is a wealth of information on the building process–which begins with some clarity over these two abbreviations. An ADU, Rody notes, “is an Accessory Dwelling Unit; a DADU is a Detached Accessory Dwelling Unit. The ADU is an actual ‘attached’ unit, actually adding onto the existing home through the process of remodeling. The DADU is literally separate from the existing house. It acts as a separate dwelling.” So while an ADU might have its own entrance and a walled separation from the main home, its makeup is shared with part of the original house; a DADU is an entirely separate structure.

For Sean Alexander and Rebecca Solverson, an ADU was a logical reinvention for a pre-existing, nonfunctional (“decrepit,” in Alexander’s words) old garage adjacent to their Hilltop home. Both Tacoma natives, they recognized the two-prong benefits to converting the garage, as Alexander notes, “it’s nice to have maxed out the potential of our property and to have added a much needed, affordable housing unit to our city. Building an under-market ADU is a great way to do your part in addressing our country's growing housing crisis.”

With no prior experience, Alexander knew it’d be key to confer repeatedly with the City, both prior to submitting the application and during the building process itself. He highlights the City’s willingness and approachability in determining feasibility and land-use information, as well as their in-process permitting and inspection communication: “the entire permitting and inspection process is well-thought-out and functions to protect tenants and homeowners,” he says; “the building inspectors are available to inspect the various stages of your project within a day's notice via an automated phone system. The inspectors are nice and informative. We failed several inspections along the way, but were always given the necessary information to correct our misunderstandings of the code. Getting a permit isn't cheap, but the level of service you receive from city staff is substantial and, largely, reinforces the cost of pulling a permit. 

As many of those interested in building DADUs are homeowners with little design or construction experience, it can be helpful to bring a contractor onto the project. Alexander and Solverson were fortunate to consult with Solverson’s father, a structural engineer. For the Hjalseths, working with Tacoma DADU proved invaluable. Rody, who’d been in his family’s construction business and worked on large-scale projects like a 26,000 square foot commercial building, pivoted to a DADU-focused practice in 2020, when Tacoma “changed its code to allow investors, or non-owner occupied properties, to put a DADU on the premises.” Rody jumped at the chance to help improve the quality of life for Tacoma homeowners and renters alike, reflecting that “it was the first time I wouldn’t need to truly sell an opportunity. The city had opened a path for investors to make money by building something new, on property they already owned! I could be the conduit to almost instant equity in an investment property. I was beyond excited for this opportunity, to educate people to the potential they had in their properties.”

With Rody’s help, the Hjalseths were able to follow the City’s guidelines, as they honed the original plan “to meet our needs and morphed it to stay within the numerous rules. [Rody] came on board at this point to help tweak the design and be a liaison with the city permitting office.” Hjalseth notes that a contractor’s help proved “invaluable when it comes to knowing the city codes, which can seem like a moving target at times.” Rody’s experience and attention to detail mean he’s able to tailor a unit to comply with its initial space, and he emphasizes that “people should know I will be designing the best unit to work on their specific lot. They don’t have to guess if it’s right; I’ll explain and make it the best unit possible, to get the most value from it.”

Knowledge like Rody’s provides an opening for a truly customized experience, as he notes that “some people want custom DADUs for their own use...as in the case with the Hjalseths. They had very specific desires and we did our best to make sure their dream for entertaining became a reality!” While the Hjalseths may have built their roughly1000-square foot unit with hosting in mind, it’s turned out to be a whole lot more functional–its current tenants are the Hjalseths themselves! Kelli Jo reflects that her son’s family of five “needed a place to live while they searched for their forever home. They have been living in the main house for a few months. As I write this, they are under contract and will be moving into their own abode very soon. Having a chance to live in the DADU has given us an opportunity to see what it would be like, should we decide to live in it permanently in retirement. Retirement is certainly out a few years, but we can envision the DADU being our ‘city apartment.’”

Alexander, Hjalseth, and Rody all emphasize the importance of realism when it comes to financial planning. While, yes, DADUs are tiny, small square footage isn’t necessarily equal to a small price tag, and all recommend approaching the project with a realistic idea of both up-front and contingency costs. “An ADU is like building a miniature house, so you have to be tied in to city plumbing, have a separate electrical service (meter), and include heating and ventilation,” Alexander points out, and recommends budgeting to “factor in a 20% contingency (at least), because there are going to be problems that you couldn't foresee at the onset of the project.” Rody seconds the financial realities versus dreams, observing that “people think [DADUs] won’t cost very much. I know that’s a relative statement, but what it means is people think they’re building a “shed” of sorts. These are [f]ull houses, with sewer, water, electrical….they are houses, and are treated as such by the city.” He’s also quick to mention the importance of a realistic timeframe: even with a professional team, a DADU “can take up to eight months to complete between design, finances, permits, and the building itself.”

While financial realism and sensible planning are crucial tools for any DADU-curious individual, Alexander, Hjalseth, and Rody agree that the pros of a DADU far outweigh the logistical steps–and, thanks to Tacoma’s prevailing community spirit and penchant for thrift, there are workarounds to hardship, as well. Alexander recommends sourcing materials, when possible, from reuse resources like Second Use and Craigslist; and in terms of labor, why not take advantage of the sharing economy? “Find friends to help you paint, tile, etc... and hit them back with burritos and future help. It's amazing how much the help of others can boost your morale when you are overwhelmed,” he says.

Rody agrees that adding DADUs to Tacoma’s homes is an exciting prospect for all, and takes real joy in his work. “I get to educate people about the financial possibilities as well as the construction side of walking through the process,” he says. Furthermore, “[a] lot of people in Tacoma are sitting on a gold mine! If they’ve owned their property for over five years, most have enough equity, if they haven’t already refinanced, to build a DADU with that equity and cash flow right off the bat! Rents continue to increase in all of western Washington. In Tacoma, we have a shortage of housing. This is a great way to not only make money, but to help solve the city’s problem of housing! And it can make a person income as well! That’s something I can get behind, and makes [my work] beyond rewarding!”

If you’re considering adding a DADU to your property, you’ll want to check the city’s most recent designations and permit process. As of December 2021, buildings must adhere to Ordinance No. 28793 (check out links provided at the end of this post for more information!), but the most recent handbook and tip sheet are, as of this posting, still in-progress.

And if you’re ready to move forward with your DADU dreams, consider working with Matt Rody at Tacoma DADU or Ken Miller at DADU Homes. One short email’s all you need to get the ball rolling on a property assessment.

Resources

Matt Rody and Tacoma DADU:

https://tacomadadu.com/