So, You Want to Rent an ADU in Portland…

Posted on November 15, 2012 by

…well, join the club.

Detached ADUs are in short supply, and huge demand.

The fact that they are in short supply and high demand should serve as a strong indicator to homeowners and crafty real estate entrepreneurs that there is a real market gap to tap here.

Until the supply has caught up with the demand, expect to pay a little bit of a premium for renting out a detached ADU. Detached ADUs (permitted or not) in the inner Portland market may rent for $800-$1500/month, around $1K/month on average.

Basement Apartment for Rent

Meanwhile, ADU seeker, you’ll just have to do some intensive searching to find this kind of dwelling for rent. Craigslist is probably the best place to search for them. Try using a boolean search like the one below that would show you results that match one of many commonly used terms for ADUs.

http://portland.craigslist.org/search/apa?query=%28ADU|%22accessory+dwelling+unit%22|In-law|%22granny+flat%22|%22backyard+cottage%22%29&srchType=A&minAsk=&maxAsk=&bedrooms=

(as of 11/15/12, there are a few hits that look like intriguing and relevant options)

Boolean searches are very useful tools for Craigslist, so it’s worth learning how to set one up like the one above, but you’ll need to customize it to match your specific needs.

I then use Yahoo! Alerts to be notified of new listings that appear in the RSS feed for that search as they are advertised since they are likely to be rarely posted and quickly rented.

Another possibility is to use a site like Airbnb to find cool places to stay on a monthly basis. Here’s an advanced search that shows you some of these places in the Portland area.

Out of frustration at seeing how few of these options there are for you to rent, perhaps you’ll consider eventually building one for yourself. Believe it or not, that’s not an uncommon story of how some ADUs come to be.

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Videos from the Build Small | Live Large Housing Summit

Posted on November 8, 2012 by

Here are a few of the videos from the Build Small | Live Large Summit. For more videos and presentations, check out the conference home page.

The quality of the video recordings isn’t great, but the quality of the content presented is.

So, kick back with a bowl of popcorn for a few hours on a rainy fall day and get some free education about building smaller and living larger.

The Keynote Presentations

 

Financing the ADU

 

Beyond the Boomer Housing Boom

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Build Small | Live Large Housing – The Beginning of Something Small

Posted on November 1, 2012 by

On Friday, October 26th, we held an incredible event at Portland State University. It was the first summit of its kind, focusing on space efficient housing. The Build Small | Live Large Housing Summit drew over 300 professionals that have stakeholder interest in the emerging market for alternative forms of compact, infill housing.

The summit felt like the beginning of movement that doesn’t yet have a name, but one that clearly has a future. The best part of the summit was the participants, who were simultaneously visionary, entrepreneurial, edgy, and pragmatic.

Partipants filled the hall for the morning keynote presentation

Participants filled the Portland State University hall for the morning keynote presentation

Jordan Palmieri of the Oregon Department of Environmental Quality, and contributor to this blog, opened the day by providing a succinct overview of the reason behind the summit, first clearly laying out the housing ‘problem statement’, and then hinting at some of the many creative policy and design solutions we have started to explore to address them.

Infographic representing the compelling environmental case for compact housing

Infographic representing the compelling environmental case for compact housing

Ross Chapin then delivered a sweeping overview of the social and environmental challenges facing our epoch, poetically winding his way into some of the solutions he and others have pioneered with elegant pocket neighborhood design.

Ross Chapin delivered the keynote address

Ross Chapin, FAIA, delivered the keynote address

In the coming weeks, we’ll be posting content from the summit, including video recordings of some of the sessions, web versions of presentations that were given, and synthesized findings that were identified during the summit.

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Build Small / Live Large Housing Summit

Posted on October 9, 2012 by

When measuring energy use on a per sq ft basis, large homes are often more energy efficient. The problem is that energy is actually used on a per person basis – not sq ft. Therefore, due to low household sizes, those living in larger homes are often consuming more energy per person than those in smaller homes.

So, is there a sweet spot between size and efficiency? A point where energy upgrades no longer make sense in a small building with lots of surface area heat loss?

Come find out at Build Small Live Large Housing Summit on October 26th. This is just one of many topics covered in the fantastic lineup of presenters for the day.

The 2012 Build Small | Live Large Housing Summit will gather leaders in the development, real estate, building and design sector from across the bioregion for an intensive day of inspiration, project case studies and peer-to-peer learning. Industry professionals will see innovative designs and learn about the financial success stories emerging across our area.

This one-day housing summit will challenge architects, developers, builders, remodelers, urban designers, policy makers and real estate professionals to craft strategies for this growing housing market. Participants will learn about successfully built projects, financing, space-efficient design, incentives and policy initiatives. This is a great time to explore the leading edge of the housing movement– where design, cost, and care for the environment intersect with the needs of today’s families.

The next housing trend is quickly arriving – will you be ready?

Learn about:

  • Financing the small house
  • Emerging trends in urban development
  • Accessory Dwelling Units
  • Demographic shifts & market demand
  • Innovative, space-efficient design
  • How to identify your next buyer

*Opportunity to earn AIA and LEED AP continuing education credit available

Registration 8:00am – 8:30am
Welcome and Opening remarks: Jordan Palmeri, DEQ Green Building Specialist and Nicholas Hartrich, Cascadia Green Building Council
Keynote Address: Ross Chapin, Ross Chapin Architects
Living Large by Building Small: Waking Up to Leading Edge Trends in Housing and Community

Ross Chapin, FAIA, is an internationally acclaimed architect, land planner and author from Whidbey Island, north of Seattle, WA. In an era when American homes were trending toward mega scale, Ross consciously took a counter approach, focusing on the refinement of smaller custom home design tailored to meet homeowner’s needs and desires without excessive space, yet having a spacious feel, functional service and elegant simplicity. Ross’s work and ideas have been featured in the USA Today, AARP Bulletin, New York Times, Wall Street Journal, Toronto Globe & Mail, Forbes, Architectural Record, Builder Magazine, Planning Magazine, and more than 30 books, including Solving Sprawl, Superbia, Housing for Niche Markets, and Sarah Susanka’s Not So Big House series.

Morning Agenda [10:20-12:00pm]
Why Size Matters: Designing small spaces that feel big
Versatile and flexible relies on spaces that can be repurposed for multiple uses that change with daily/seasonal needs more than squeezing use out of every square inch of space. This session will explore the design elements of dynamic spaces that feature both tall and compact volumes, including design compact kitchens, bath rooms, bed rooms and the ʻsuperwallʼ. Participants will hear from three award winning designers who have worked on some of the most progressive housing models in the bioregion.

  • Michelle Jeresek, Departure Architecture (Portland, OR)
  • Jake Fry, Smallworks Design Studio (Vancouver, BC)
  • Nir Pearlson, Nir Pearlson Architect (Eugene, OR)

Financing the Accessory Dwelling Unit (ADU)
While small design is gaining popularity, the real question is: are ADU’s feasible? This session will cover ADU construction costs, common funding methods, rebates and rates of return. Also, a peek into how to refinance properties with ADUs from the perspective of a homeowner, appraiser, and mortgage lender.

  • Taylor Watkins, Watkins and Associates (Portland)
  • Dakota Gale, Green Mortgage NW (Portland)
  • Kol Peterson, ADU owner and advocate (Portland)

Beyond the Boomer Housing Boom: How and Why Demographics are Shifting the Market
The unprecedented aging of our population is one trend that is shaping our housing stock. The Baby Boom generation has been driving change throughout their lives and is now seeking new housing models to meet their needs. Meanwhile, a younger generation is seeking out housing forms that aren’t as different as you might expect . From accessible, accessory dwelling units to walkable, urban neighborhoods, Boomers and Generation Y are reshaping the traditional concept of suburban single family living and ready to break from Peter Pan Housing (homes designed for eternally able-bodied). Learn where regional housing trends are heading. The answers might surprise you.

  • Bandana Shrestha, AARP Housing Specialist (Portland)
  • Alan DeLaTorre, Portland State University, College of Urban and Public Affairs (Portland)
  • Charles Rynerson, Portland State University, Population Research Center (Portland)
  • Brianna Holan, LMN Architects (Seattle)

Lunch [12:00-1:00pm]

Afternoon Agenda [1:05-2:45pm]

Emerging Trends: Opportunities for small-scale urban development
Your glimpse into the current market for small single family homes, including cluster style development of small homes with shared common spaces. Who are the buyers, where are the looking, and what is their lifestyle? This panel of housing experts will outline supply vs. demand issues and other housing trends based on direct market experience designing, building and selling smaller homes.

  • Eli Spevak, Orange Splot LLC (Portland, OR)
  • Ross Chapin, Ross Chapin Architects (Whidbey Island, WA)
  • Jenelle Isaacson, Living Room Realtors (Portland, OR)

The Trouble With Small
We want small houses to be efficient, appealing and financially viable. The opportunity is exciting, but real hurdles exist – ones that we can surmount if we work together on crafting smart solutions. Join us for an examination of these hurdles and a panel discussion featuring possible solutions in the areas of design, development, construction and energy efficiency.

  • Scott Leonard, Energy Trust of Oregon (Portland)
  • Sam Hagerman, Hammer & Hand (Portland)
  • Jake Fry, Smallworks (Vancouver, BC)
  • Eric Engstrom, City of Portland (Portland)

Biggie Smalls: The Notorious Tiny House
Micro Houses are structures that are often smaller than 200 square feet and have captured the attention of mainstream media and the hearts of thousands of Americans. They may be portable or fixed-in-place and may stand-alone or may be tethered to a “normal” house for utilities. These wee buildings are used as backyard studios, extra bedrooms, guest suites or full-time residences. Tiny House advocates explain that these small simple structures provide a flexible, affordable, reasonable (albeit small) solution for residential use, urban infill, and pocket communities. Our panelists will present information from their experience designing, building, and living in micro-houses with a focus on the unique benefits and challenges of taking small to the extreme.

  • Dee Williams, Portland Alternative Dwellings (Portland)
  • Lina Menard, This is the Little Life (Portland)
  • Derin Williams, UrbaNest NW (Portland)

Closing SLAM – FREE and open to the public [3:00-4:30]
An opportunity for you to see a snapshot of the best projects in the Pacific Northwest. Our leading designers have assembled images from the most space efficient design projects that will leave you walking away inspired to start your very own. Featuring the following:

  • Hammer & Hand
  • Orange Splot
  • Smallworks Design

If all this looks intriguing, you can register here.

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Staircases in ADUs

Posted on September 27, 2012 by

When I was designing my ADU with an architect, the stairs presented the most challenging aspect of the whole design.  Stairs and their associated components (guardrails, handrails, ceiling, stair treads) are specified in considerable detail in the building code Portland uses.  Since Portland’s code is likely to be similar to many other places in the country, in this post I’ll talk about the stair issues in ADUs in general.

The problem

Complying with stair codes is sometime difficult in small and stout houses, such as ADUs, because stairs take up a lot of volume and floor space on the entry level.

Portland’s code requires the ADU roof must be no taller than 18ft at its mid-point.   If the roof is pitched like most roofs are, the side of the ADU will necessarily be less than 18ft tall, and in most cases, the sides will be significantly lower than 18ft. Roofs are about one foot thick, effectively dropping the interior ceiling height by one ft; so a 14ft exterior roof means than you may have a interior ceiling which is 13ft high.

Portland’s stair code requires that each stair tread must have 6’ 8” of vertical head room. So, as you ascend your stair case to a floor that is ~9ft off ground level, your top stair treads must still maintain 6’8” of head room. Above the top step, your ceiling must be at least 14’ 8”. If the ceiling must be at least 14’ 8” high and the ceiling is only 13ft, there’s a problem. The rise and run requirements (eg. each step can only be 8” high and must be at least 9” deep) also insure that stairways take up a lot of volume and can’t be very steep.

A diagram of rise and run requirements from the City of Portland

A diagram of rise and run requirements from the City of Portland

Of course this is a generic case I’m considering, so this exact conundrum may not apply to you.  But clearly it’s easy to run out of room, and you may be tempted to use non-code-compliant stairs.  Non compliant stairs still might be permit-able with an appeal or a variance but that can be a hard row to hoe.  Here are some options for both the “compliant” and the “non-compliant” routes:

To Comply…

If you want or need a code compliant stair and have a height constraint, one of the simplest solutions is to build a straight, simple staircase in the middle of the house (presuming this is the line of the highest roof height).  With shorter structures (15ft at their apex), this may be your code compliant option. However, such a stair may use up to 75 valuable sq ft of prime real estate on the first floor, so consider how to use the space under the stairs effectively. See this great post for creative ways to use the space under stairs.

The other main strategy is to place stairs along the side of the house, and turn the top of stairs toward the center of the house before you reach the 2nd floor landing to avoid hitting your head on the ceiling. The turning strategy is usually executed as an L shape (two connected straight runs), but winder stairs are also possible.  It’s more complicated to design and build winder stairs, but it’s less invasive in the first floor layout since only the top stairs turn into the center of the house, cutting into your main floor head room. You can read about my winder stair solution in on my personal ADU blog.  Putting a straight staircase in the center of the 1st and 2nd floor will impact your 1st floor layout.

A diagram of winder stairs

A diagram of winder stairs

Either of these general ideas could be augmented with “headroom additions.”  You might-

  • Raise a portion of the roof using a shed or gable dormer. This will probably add $1-2K to the total project cost. This would be a good addition if the dormer adds other utility to your ADU. For example, perhaps you can expand the dormer in order to add more space to more of the 2nd floor.
  • Add a skylight to the ceiling at the top of the stairs, which would add some natural light to the stairs but would also add headroom. A skylight may add $2-3K to the project.  The biggest Velux skylights are 4’ x 4’, so this approach may only work for a small spot.
  • Alternatively, you might build a multilevel interior to take advantage of the vertical space and vertically shorten the stair runs. I haven’t seen this in a small house, but I imagine that such a design could work well if the space beneath the landings was used well.

Or Not To Comply…

A very common approach for small (and stout) homes such as tiny houses, garage conversions, house boats, tree houses, and mobile homes, is to build non code compliant access to a non code compliant lofted sleeping area. This is typically accomplished via:

1)      A ladder. There are some great, crafty ladder designs out there.
2)      An alternating tread staircase. If you’re trying to build an alternating tread stair, it may be a losing battle to attempt to build them to be code compliant, even if they are “safe” to use. Read this post if you’re considering alternating tread stairs to access a bedroom.

With a non code compliant access to the sleeping area, you will not be able to call the lofted sleeping area a “bedroom”. If it’s a “bedroom”, you need to have code compliant access to it. Instead, the space will have to be identified as “storage” space on your permit drawings. Similarly, you should not include non code compliant access (ie. ladder) on your drawings. Rather, once you’ve passed your final inspection, you can build the access to your “storage” space however you deem appropriate.

Here are some creative staircase design posts that will inspire you to think outside the box in designing your code compliant stairs:

Or your non-code compliant alternating tread staircase:

Feel free to chime in with other ideas if you have experience with code-compliant stairs in small houses.

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Two Free Tickets for the Build It Green Tour

Posted on September 21, 2012 by

For fans of ADUs in Portland, tomorrow is a great chance to see some in person. I have two tickets for tomorrow’s Build it Green tour, which will feature 8 ADUs.

If you’d like to go, send me an email and tell me why you want to go so see some ADUs. If you respond first, I’ll email you back to let you know how you can pick them up.

Update: 7:54pm. The bad news is that the tickets are gone.

The good news is that you can still get tickets tomorrow for only $10 (if you bike) at Green Depot, located at 819 SE Taylor, Portland, starting at 10am.

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Why Oregon DEQ loves ADUs

Posted on September 13, 2012 by

Basic logic tells us that smaller homes use less energy and fewer building materials. How much less? What’s the environmental benefit of small homes? We at the Oregon Department of Environmental Quality’s Green Building Program wanted to know how home size reduction compared to other green building practices.

We commissioned a lifecycle analysis that evaluated the environmental benefits of 25 different green building practices over the life of a home. It turns out that reducing the size of your home is really effective at reducing impacts. In fact, it was our best ranking practice.

This 5 minute slideshow highlights our research findings (note: There’s audio, so click the play button and make sure that you can listen the presentation using headphones or speakers).

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