Accessory Dwellings
A one-stop source about accessory dwelling units, multigenerational homes, laneway houses, ADUs, granny flats, in-law units…
2024 ADU Tour Project Profiles
Quick links to the ADU project profiles
6) Gloria Gladman, Theresa Kosztics, and Matthew Smith
14) Evergreen Renovations Inc – Design & Build
Quick Facts
1) Mara Levarre
My initial plan was to design an ADU to rent for additional income now and after I retire. I want to eventually be able to live there myself when the stairs of the main house become too difficult. I have a lot of friends and family who now want to visit for longer stays, and I also want to provide a home for my niece and nephew if they ever needed assistance.
| Type of ADU | Detached New Construction |
| Architect/Designer | Mitchell Snyder, Openhouse-arch, openhouse-arch.com |
| General Contractor | Andrew Morphis, Roost Homes LLC, roosthomespdx.com |
| Heating System | ductless minisplit |
| When did you start the design work? | 9/2023 |
| When did you submit the plans to the City? | 3/2024 |
| When did you start construction | 4/2024 |
| When did you get your certificate of occupancy? | 9/2024 |
| Total Square Footage | 572 sq ft |
| Total Cost (including sweat equity) | $309K |
| Cost/Square Foot | $540 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | $0 |
| Other special project costs | The only special costs would be the tree removal and permit fees in order to build the ADU. We had to take out seven trees unfortunately. Luckily the plumbers were able to pull out a smaller one (and not charge me) when they worked on the sewage hookup.- $4K We had to move the electrical system from one side of the house to the opposite due to code and discovered an old 10′ deep sewage well that needed a permit to get remediated, but each of those were around $1,500. |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Initially for family and friends to visit, then as a long term rental and eventually as an age-in-place home for myself.
What did you do to prepare for the ADU development process?
I started a Pinterest page dedicated to building and design ideas for a rental unit back in 2018. Those images helped my architect and builder with the direction and style of the ADU. I had gone on the 2022 ADU Home Tour and talked to homeowners and builders about the process. I also have a few friends who have built ADUs or done renovations and they had advice and suggestions for finish materials.
Describe your experience working with BDS to get your project approved.
We had to go back and redesign the windows and eaves to match the main house because I live right at the edge of a Conservation District. It was a fairly quick and simple fix though.
How do you think about the ‘return on your investment’ for this ADU?
My realtor was very excited when I showed him the plans for the ADU. Amidst my concerns about the cost, he assured me about the value I was adding and a solid investment over the long term. I plan on living here beyond my retirement.
Besides its small size, what green features did you include in your design?
Upgraded insulation package, high efficiency ductless heat pump, whole house balanced energy recovery ventilation system, no-VOC interior paint, plywood sheathing and cabinet boxes instead of OSB (less glue/off gassing), induction range and Energy Star appliances.
What design aspect of your ADU are you most happy with?
Vaulted ceilings, tiled entryway and slat wall/entry area with built-in bench seat. Patio area will be very nice as well once its done!
What element of your ADU, or part the development process and outcome, are you most proud of?
I love the tile entryway straight through the kitchen, laundry area, and bathroom. Having one long viewpoint into the ADU I think helps elongate the space. We really thought about the details of living in the space; how you walk in the door, where are you taking off your shoes, which direction are you sitting to get the best viewpoint or light, where are you storing things like the vacuum and supplies. Making a small space beautiful and functional makes me most proud.
What design aspect of your ADU are you least happy with?
I’m really happy with the overall design. I decided against radiant floor heating to save some money and I hope to not regret that decision.
What would you do differently, if you were to start over?
I would probably spend more time before the build researching finish materials such as: tile, flooring, hardware and fixtures so I wouldn’t be scrambling before the deadline with indecision. One change in a design decision can affect all the other decisions. Or hire an interior designer or project manager.
What was the most surprising thing you learned during your design/build process?
I was surprised my build went so fast! I was expecting a slower, more laborious process and wasn’t quite ready when some deadlines came up to pick out finishes. I was also surprised to discover an old 10′ deep sewer well on the property as we were tying in the lines.
What advice would you offer someone else building the same kind of ADU?
Start with finding your entire team: architect, builder, landscape architect, interior designer (if needed), arborist. Have early talks about what’s feasible on your property and if you can take down trees or alter the landscape. Find out if you are in a Historical Conservation Zone and what’s allowed in terms of building and design. It’s helpful to have your team working together to communicate their scope of work and timelines. We met weekly for months to plan out design ideas and it was super helpful to have my builders input during those meetings.
2) Kol Peterson
Organizer note: This is one of two Tiny Houses on Wheels on the tour this year. Tiny houses are classified as a form of RV by Oregon law, and single family homes are now allowed to have one occupied RV in accordance with City of Portland statutes. Read more here.
This is the ADU Tour registration site for those who did not receive their tickets by mail. Expect longer lines at this site in the morning.
This tiny house on wheels, called Skyline, was previous located at Caravan- The Tiny Hotel House. Because it’s mobile, I’ve relocated it several times in the last few years. It’s been out in the Columbia River Gorge, then in SE Portland as a long-term rental. Now, it’s located back in inner NE Portland, and being used as a long-term rental unit. It will stay here for the foreseeable future. Through my company, Tiny Hookups LLC, I installed the RV hookup infrastructure for it.
| Type of ADU | Tiny House on Wheels |
| Architect/Designer | Eric Bohne |
| General Contractor | Eric Bohne |
| Heating System | Electric resistance |
| When did you start the design work? | 1/2014 |
| When did you submit the plans to the City? | N/A |
| When did you start construction | 1/2014 |
| When did you get your certificate of occupancy? | N/A |
| Total Square Footage | 160 |
| Total Cost (including sweat equity) | $55K |
| Cost/Square Foot | $343 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | I put in $5K of sweat equity into the site work involved with installing the RV hookups on this property. |
| Other special project costs | None. |
How are you using the ADU now, or how will you be using ADU once it’s complete?
I love the flexibility of owning a tiny house on wheels. In the last 3 years, it’s been located at five different locations. Moving it around from place to place is expensive and a logistically challenging however, and I’m ready for it to stay put in this awesome location. My partner owns the property, and I own the tiny house. We share the income generated from the tiny house. It’s serving a useful role as a long-term rental unit for various, wandering minimalists.
What did you do to prepare for the ADU development process?
I’ve owned this tiny house on wheels for over a decade, so although it’s now functionally serving as a new rental option on a residential property, it’s not a new dwelling. The lot and utility preparation itself was the only work required for it to be used at this site. I was well-equipped to do that work myself easily based on my specialized professional line of work installing RV hookups as a licensed general contractor.
Describe your experience working with BDS to get your project approved.
We had to obtain a plumbing permit and electrical permit for the hookups. These permits were obtained in 10 minutes and each one cost approximately $250. No building permit is required for the actual tiny house on wheels since it is a “vehicle”, not a “structure”.
How do you think about the ‘return on your investment’ for this ADU?
Since I already owned the tiny house free and clear, the only out of pocket expense in this case was for the hookups. That cost me about $10K, including my sweat equity. It rents at $1,200/month. In 8 months, it has fully paid for that site work.
The demand for living in this tiny house at $1,200/month elicited greater interest than anything else I’ve ever listed for rent. This is likely due to the tiny house itself, the great location, the flexible lease agreements, the relatively low rent and that it’s pet-friendly. It’s previous location in outer SE did not elicit as much interest.
Besides its small size, what green features did you include in your design?
This tiny house is 100% salvaged. When I say it’s 100% salvaged, I really mean it. It was originally built from a burned out RV chassis, manufactured by a company that is now called Skyline Champion. The roof consists of repurposed industrial refrigerator walls.
What design aspect of your ADU are you most happy with?
I love Skyline’s bohemian aesthetic. It’s atypical layout includes a metal stair leading to a lofted hangout space, with the bed at the ground level. The toilet is built over the trailer tongue- another one of a kind design element in Skyline. My good friend built it so it’s also got an emotional connection for me.
What element of your ADU, or part the development process and outcome, are you most proud of?
I built the gate/fence out of salvaged steel skeletons. It was my project at a PCC welding class. I’m really proud of how the gate and fence came out.
Another small thing was the angular placement of Skyline, which was originally going to be rolled straight back on the driveway. But, Skyline’s builder convinced me to place it at an angle. And, he was so right! In this situation, the angled placement allows the windows to skew slightly south, and affords more privacy for the occupant of Skyline and primary house to the west. It allows the hardscape of the driveway to be used for the tenant, and reduces the dead space behind Skyline.
Like when placing a new keystone piece of furniture in a living room, with a mobile dwelling, it can be placed wherever and whatever angle makes sense once it get to the site. This tiny little bit of architectural flexibility is another benefit of tiny houses on wheels.
What design aspect of your ADU are you least happy with?
There’s insufficient storage for most people in tiny houses, including this one. So, it can really only accommodate minimalists.
What would you do differently, if you were to start over?
More storage would be helpful, but then something else would have to give.
What was the most surprising thing you learned during your design/build process?
I did the installation of the hookups in two weeks and get Skyline professionally moved from SE Portland to this property in two hours.
This is the most affordable and simple form of legal housing development possible in the US. I’m surprised that City of Portland is not taking more credit for this amazing regulatory innovation.
What advice would you offer someone else building the same kind of ADU?
For anyone building a detached ADU, I would certainly recommend installing RV hookups at the same time. The work involved in adding a 50amp electrical outlet, and extra cleanout, is fairly nominal- maybe $1K.
And, it will give you the option of creating an additional passive rental income stream, and adding to the needed artisan housing stock in Portland.
3) Dustin Miller
Our company, The Luminent Co, believes in the middle housing development process as a part of the solution to Portland’s housing shortage. Cottages and ADUs help fill the need for units and density, while providing desirable housing for people.
Tour organizer note: This property is classified as a cottage cluster. While not ADUs, they are another option for building small detached cottages properties in Oregon under House Bill 2001. They are another housing type to consider on larger lots. This lot is 8,000 sq ft and has five detached units. Cottage clusters requires far more capital and development knowhow than an ADU, so they will be built by professional developers rather than by amateur developers. These will be sold as detached condos.
| Type of ADU | Cottage cluster |
| Architect/Designer | Faster Permits, fasterpermits.com |
| General Contractor | Oregon Home Works, oregon-homeworks.com |
| Heating System | Minisplit heat pump |
| When did you start the design work? | 1/2023 |
| When did you submit the plans to the City? | 6/2023 |
| When did you start construction | 4/2024 |
| When did you get your certificate of occupancy? | 9/2024 |
| Total Square Footage | Cottage A: 853 Cottage B: 802 Cottage C: 1,187 Cottage D: 1,240 |
| Total Cost (including sweat equity) | The 4 cottages were about $1.02 million |
| Cost/Square Foot | $250 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | None really, we’ve hired most of this project out. |
| Other special project costs | Electrical Service upgrade (added an electrical meter, upgraded exterior meter pack, added an electrical panel)-$9K Four basement windows cut into the concrete-$9K New Water meter with SDC charges (missed the $3,000 SDC savings because I added the meter before I pulled the ADU permit) – $11K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
They will be sold individually.
What did you do to prepare for the ADU development process?
We’ve been doing ADUs, redevelopment, and projects like this for 6 years and have learned a lot along the way. For this project we do a lot of financial feasibility analysis that is informed by years of experience.
Describe your experience working with BDS to get your project approved.
It was relatively smooth
How do you think about the ‘return on your investment’ for this ADU?
Since these are units that will be for sale, it is essentially just whether or not they sell for more than our acquisition, holding, development and build costs.
Besides its small size, what green features did you include in your design?
We use high efficiency heat pumps.
What design aspect of your ADU are you most happy with?
We think they look super rad. They have an open layout and high ceilings and just feel awesome to be in.
What element of your ADU, or part the development process and outcome, are you most proud of?
We think the final product is going to feel really great to live in.
What design aspect of your ADU are you least happy with?
N/A
What would you do differently, if you were to start over?
If we act as the general contractor, we could have saved a non-trivial amount of money. But the construction and design has been pretty smooth so far without big hangups. We decided to build a new fence for the neighbor, but nothing too big came up.
What was the most surprising thing you learned during your design/build process?
This project hasn’t surprised us much, but permit costs are always shockingly expensive and makes creating these cottages significantly more challenging to get built.
What advice would you offer someone else building the same kind of ADU?
Cottage clusters are a tough nut to crack because of the total project cost, financing, site selection, etc. I would suggest getting some ADUs under your belt, networking with professionals who are doing development, and working your way up to larger projects.
4) Jason Eric Brown
Retirement income
ADU Tour organizer note: This is one of two stacked ADUs on this year’s tour. This is a new housing type that was allowed beginning in 2021.
| Type of ADU | Stacked ADUs |
| Architect/Designer | Metropolitan Design Studio, mds-architecture.com |
| General Contractor | A. Williams Construction, awilliamsconstruction.co |
| Heating System | Ductless mini-split |
| When did you start the design work | 4/2022 |
| When did you submit the plans to the City? | 5/2023 |
| When did you start construction? | 3/2024 |
| When did you get your certificate of occupancy? | 8/2024 |
| Total Square Footage | lower unit is 551 sq ft, upper unit is 571 sq ft |
| Total Cost (including sweat equity) | $447k |
| Cost/Square Foot | $398 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | None |
| Other special project costs | nothing |
How are you using the ADU now, or how will you be using ADU once it’s complete?
long term rental
What did you do to prepare for the ADU development process?
years of admiring other ADUs, talking to neighbors, and thinking about what might work well for me
Describe your experience working with BDS to get your project approved.
Large mature Fir tree made the permitting a challenge to save the tree by working around it
How do you think about the ‘return on your investment’ for this ADU?
Rental income should rise with inflation so it’s a good addition to a retirement portfolio
Besides its small size, what green features did you include in your design?
Paid particular attention to soundproofing in between the floors with baffling and layering.
What design aspect of your ADU are you most happy with?
Large windows makes the space full of natural light
What element of your ADU, or part the development process and outcome, are you most proud of?
I love the shades of white, off white, and pale gray in contrast with the light wood and brass hardware. Nice clean space full of natural light
What design aspect of your ADU are you least happy with?
It is a bit boxy, and by design to save on cost
What would you do differently, if you were to start over?
I would spend more time detailing out exactly what I want, where, and how. I think that can prepare a person better in working with architect and builder
What was the most surprising thing you learned during your design/build process?
Beware rules on trees!
What advice would you offer someone else building the same kind of ADU?
Talk to others who have gone through the process, that helped me immensely. Bring ALL of your patience!
5) Tim Harreld
We needed usable garage space but also wanted to start a small business and have flexibility with aging parents. An ADU over a garage solved all 3.
| Type of ADU | Major renovation building new garage space and ADU above. |
| Architect/Designer | Beate Ioanide-Culi, rnbarchitecture.org |
| General Contractor | Alex Loanide, westernoregonbuilders.com |
| Heating System | mini split and small wall heater for bathroom |
| When did you start the design work? | 4/2023 |
| When did you submit the plans to the City? | 8/2023 |
| When did you start construction | 10/2023 |
| When did you get your certificate of occupancy? | 8/2024 |
| Total Square Footage | 458 sq ft ADU and 380 sq ft garage (838 sq ft) |
| Total Cost (including sweat equity) | $242K |
| Cost/Square Foot | 289 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | Wall Painting, Cabinet painting, Trim, Flooring, Fencing, backsplash, shower. I would estimate my sweat equity is around $50K or more for the entire project. |
| Other special project costs | SDC fees (chose not to waive for full freedom of rental options)- $16K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Rental/short term rental
What did you do to prepare for the ADU development process?
Did lots of quoting, mapping out car access to the garage, mapping out the yard to know how much space will remain
Describe your experience working with BDS to get your project approved.
I believe we anticipated the issues and prepared for them. We decided on having the project be an addition and left 4 feet of the existing garage to avoid a demolition permit. We discussed option of being in the setback or outside the setback and decided based on the owner’s goals that being outside of the setback had more advantages given the height limitations.
How do you think about the ‘return on your investment’ for this ADU?
I am hoping to pay off the investment in rental income in 6-7 years. Basically looking at profits above my monthly payment. I will lose some of that to deferred SDC fees in the first year of operation.
Besides its small size, what green features did you include in your design?
Trusses for the roof to create better ventilation for the ceiling insulation, generator compatible during power outages
What design aspect of your ADU are you most happy with?
Complete separation from Garage and ADU. Cantilevered upstairs for more ADU square footage
What element of your ADU, or part the development process and outcome, are you most proud of?
Use of exterior space for more storage
What design aspect of your ADU are you least happy with?
Losing downstairs closet for the hot water heater
What would you do differently, if you were to start over?
Try to start construction in the late spring to help avoid weather delays
What was the most surprising thing you learned during your design/build process?
Honestly I don’t think I was surprised by any part of it, because I didn’t know anything about the process going into it. The biggest thing I learned is much of it can be done yourself once you understand permitting requirements.
What advice would you offer someone else building the same kind of ADU?
Learn as much as you can about the process and be ready to make decisions as fast as possible as things change. It’s not a hard process to do but being more knowledgeable helps to avoid pitfalls.
6) Gloria Gladman, Theresa Kosztics, and Matthew Smith
The tiny house provided an opportunity to live close to family in Portland that was affordable and pleasantly situated.
Organizer note: This is one of two Tiny Houses on Wheels on the tour this year. Tiny houses are classified as a form of RV by Oregon law, and single family homes are now allowed to have one occupied RV in accordance with City of Portland statutes. Read more here.
| Type of ADU | Tiny house on wheels |
| Architect/Designer | Tru Form Tiny |
| General Contractor | Tru Form Tiny |
| Heating System | Ductless minisplit |
| When did you start the design work? | 8/2020 |
| When did you submit the plans to the City? | N/A |
| When did you start construction | 6/2021 |
| When did you get your certificate of occupancy? | 5/2022 |
| Total Square Footage | 320 sq ft |
| Total Cost (including sweat equity) | $170K |
| Cost/Square Foot | $531 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | None |
| Other special project costs |
|
How are you using the ADU now, or how will you be using ADU once it’s complete?
Primary residence for family member
What did you do to prepare for the ADU development process?
We took Kol Peterson’s ADU seminar and, when a tiny house became the option instead of a bricks-and-mortar ADU, watched lots of YouTube videos on tiny homes throughout the world.
Describe your experience working with BDS to get your project approved.
No problems.
How do you think about the ‘return on your investment’ for this ADU?
With the state of housing costs in Portland, it’s a great investment in a home in this great city that is an affordable, functional, and attractive home that allows me to live independently.
Besides its small size, what green features did you include in your design?
N/A
What design aspect of your ADU are you most happy with?
Tall ceilings, windows and skylights, and shower design.
What element of your ADU, or part the development process and outcome, are you most proud of?
I am proud that the finished home is so light, airy, and spacious and affords a wonderful south-facing view of the garden.
What design aspect of your ADU are you least happy with?
The bed’s hydraulic lift.
What would you do differently, if you were to start over?
We would develop even clearer communication with the tiny home builders.
What was the most surprising thing you learned during your design/build process?
The most (pleasantly) surprising aspect was the discovery that with thoughtful and considered deck and fence design a 28-foot tiny house can have harmonious symmetry with the existing home so that each home’s space feels open and comfortable.
What advice would you offer someone else building the same kind of ADU?
We would suggest that anyone contemplating a tiny house on a property which already has a home should study how the tiny house will be incorporated into the space and how the tiny will be placed in relation to the existing home and yard so that the enjoyable and valuable aspects of each home can be accentuated.
7) Jason Simms-Lee
I wanted to build an ADU for several compelling reasons! Firstly, Portland needs more density to accommodate its housing shortage while minimizing urban sprawl. By adding an ADU, I felt like I would be contributing to the city’s goal of increasing housing options within existing neighborhoods, which helps maintain the character of the community.
Secondly, from an investment perspective, an ADU is a sound long term financial decision. I have the option to live in it for less than a comparable rental unit, or rent it out if I decide to move on. Given the high cost of small multifamily investment properties in Portland, I surmised that building an ADU could be a more affordable way to invest in real estate and generate additional revenue, while also adding to the housing supply.
Lastly, I have a creative interest in many things, but designing and building living spaces has been bubbling in my psyche for many years now. Planning and constructing an ADU allowed me to express this creativity while getting a functional, aesthetically pleasing and financially sound addition to my property. It provided an opportunity for me to explore design solutions that better accommodate a small community oriented living arrangement, which I enjoyed immensely.
In summary, building an ADU aligns with my goals of contributing to Portland’s density needs, making sound long-term financial investments, while simultaneously indulging my creative interests in construction and design.
Tour organizer note: This is ‘the ‘a prefab turnkey-ready ADU’, which allows the developer to bypass much of the design work and associated costs, but there are a very limited set of potential floorplans from which the developer may choose.
| Type of Dwelling | Prefabricated detached ADU |
| Architect/Designer | Wolf Industries |
| General Contractor | Wolf Industries |
| Heating System | Ductless Minisplit in the main room; cadet heaters in the bedrooms |
| When did you start the design work? | 8/2023 |
| When did you submit the plans to the City? | 9/2023 |
| When did you start construction | 1/2024 |
| When did you get your certificate of occupancy? | 4/2024 |
| Total Square Footage | 616 sq ft |
| Total Cost (including sweat equity) | $185K |
| Cost/Square Foot | $300 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | Garage deconstruction and rebuilding the fence. – $5K |
| Other special project costs | I did a garage deconstruction and replaced the fence with the neighbor, so the completed structure could get wheeled into the back yard. |
How are you using the ADU now, or how will you be using ADU once it’s complete?
It is my primary residence, at least until I move on to the next project, then it will be a rental.
What did you do to prepare for the ADU development process?
This was a long process, years in the making. It started with reading a lot of books on real estate investing, attending meetup events like InvestorLab, networking with friends who have similar interests and projects, reading Portland’s RIP2 code for middle housing (residential infill project 2), deciding on a strategy, running financial models, talking with lenders, talking with contractors, etc. etc. No need to rush, all these steps were fun in their own way.
How do you think about the ‘return on your investment’ for this ADU?
As a long term investment, it should be quite good. If I move out, it will rent out for plenty more than the financing cost, granted I do have $70K in cash I contributed to the ADU. Long-term, once you add up the tax benefits, market appreciation, loan principal paydown, and rental market increase over time, it’s likely to perform well.
Besides its small size, what green features did you include in your design?
It’s inherently more eco friendly by being small, but the minisplit is efficient, and the orientation of the ADU with the shade from the site will reduce cooling expenditures.
What design aspect of your ADU are you most happy with?
The picture window with a view of Mount Tabor was clutch. The taller shed roof is nice, and it feels spacious for just 616 sq ft. The orientation of the structure on the property was a little counter intuitive, but provides a more private entrance, private space for the ADU inhabitants, leaves the opportunity open for another smaller dwelling in the future, which can currently function as common space to enjoy in the backyard.
What element of your ADU, or part the development process and outcome, are you most proud of?
I think I took limited resources and stretched them pretty far. I put 5% down on the main house, then used a loan with Craft3 to finance another $104,000 for the construction of the ADU. I also did some fixing up on the main house. If I were to move out and rent both units out, it would be marginally cash flow positive right now while having essentially put a little less than 20% down. The duplexes and triplexes I was looking at at the time would have needed a lot more money down to get close to being cash flow positive.
What design aspect of your ADU are you least happy with?
I probably would have changed the location of the living room window to the other side of the door to provide more light to the living area.
What would you do differently, if you were to start over?
Time will tell, but I am currently very happy with the project. For investment purposes, I would probably look at building 2 ADUs and being able to create an HOA for the space to be able to sell either of the ADUs or the main house to have an exit strategy if I needed the capital.
What was the most surprising thing you learned during your design/build process?
616 square feet looks bigger in person! And Wolf was really fast since I signed the contract in mid August ’23, and got the certificate of occupancy in April ’24. But also that if I’d chosen to self perform a lot of the work as was originally planned to save on the total cost of the project, I probably would be on the 2026 ADU tour and not the 2024 version. I saved myself some excruciating personal sacrifices by going pre-fab.
What advice would you offer someone else building the same kind of ADU?
Play nice with your neighbors. Familiarize yourself with setback rules so you can play with different options. I used Inkscape, a free vector graphics program, to scale some boxes that corresponded to the structures Wolf offered and my site dimensions, then moved it around to different places and chilled in the back yard a lot to try and get a feel for what it would be like. Take your time to understand how the orientation on your site will feel to everyone once it’s there because it ain’t goin’ nowhere once you’re done!
8) Doug and Kandi McLeod
As an option for our daughters, and to give them added privacy compared to a creaky 101 year old main house.
| Type of ADU | Garage conversion |
| Architect/Designer | Mitchell Snyder, Openhouse-arch, openhouse-arch.com |
| General Contractor | Andrew Morphis, Roost Homes LLC, roosthomespdx.com |
| Heating System | Ductless minisplit |
| When did you start the design work? | 9/2022 |
| When did you submit the plans to the City? | 3/2023 |
| When did you start construction | 4/2023 |
| When did you get your certificate of occupancy? | 8/2023 |
| Total Square Footage | 318 sq ft |
| Total Cost (including sweat equity) | $173K |
| Cost/Square Foot | $543 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | $5K |
| Other special project costs | Had to fix existing drainage issue by adding dry well |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Friends and family visiting Portland
What did you do to prepare for the ADU development process?
Went on this tour in 2022 and read a lot
Describe your experience working with BDS to get your project approved.
Structural engineer had to be hired and cost increased due to framing
How do you think about the ‘return on your investment’ for this ADU?
It makes the main house more appealing to buyers so eventually it will pay for itself
Besides its small size, what green features did you include in your design?
Heat Pump, R47 insulation, double pane windows, insulated layer in concrete floor
What design aspect of your ADU are you most happy with?
Appears larger than it is
What element of your ADU, or part the development process and outcome, are you most proud of?
Finishes
What design aspect of your ADU are you least happy with?
Will take a while for the landscaping to grow back
What would you do differently, if you were to start over?
Do the work 5 years ago when it was cheaper!
What was the most surprising thing you learned during your design/build process?
That there is no way to build anything for less than $100,000
What advice would you offer someone else building the same kind of ADU?
Think about all four seasons.
9) Rebecca & Daniel Enberg
We always wanted a standalone ADU on our property, but there wasn’t an obvious place to put one that didn’t sacrifice a large chunk of our backyard. Over time we realized that if we could purchase the duplex next door, we could add an ADU to that property and have its backyard connected to ours. This gave us the effect of an ADU even though it doesn’t technically “belong” to our home. We are using the two lots essentially as a family compound, initially with relatives living in two of the three units next door to our single family home (in half the duplex and in the ADU), with the third unit a furnished rental. Over time our needs have evolved and we decided to condo convert the duplex property and sell the furnished rental unit to a friend. So it’s now a 3 unit condo, enabling us to sell individual units as it makes sense for us. It’s been amazing to have this flexibility to build an ADU on a duplex property (thank you, Residential Infill Project!), and then to condo convert the whole thing. It was pure luck that this property existed next door to us, and we are so grateful.
ADU Tour Organizer: The host has authored a more extensive post about the condoization process here. There have been 111 condoized ADUs in Portland, according to the Multifamily Housing Inventory. ADU condoization is already very common in Seattle, WA, and Austin, TX, representing over half of their ADU development.
| Type of ADU | Detached, new construction |
| Architect/Designer | Asmund Tweto, twetoarch.com |
| General Contractor | Stephen Hull, stephenhullconstruction.com |
| Heating System | One mini split, gas fireplace, electric radiators, heated bathroom floor (the person we built it for is always cold and wanted lots of options!) |
| When did you start the design work? | 11/2021 |
| When did you submit the plans to the City? | 4/2022 |
| When did you start construction | 7/2022 |
| When did you get your certificate of occupancy? | 3/2023 |
| Total Square Footage | 799 sq ft |
| Total Cost (including sweat equity) | $395K |
| Cost/Square Foot | 494 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | Our sweat equity was limited to landscaping, which isn’t included in the cost of construction |
| Other special project costs | For the sake of safety, we decided to do a thorough pruning of a 120-year old tree in a neighbor’s yard since it hadn’t been trimmed maybe ever, and once the ADU was built access would be difficult ($5,500). Water service permit ($7,200) |
How are you using the ADU now, or how will you be using ADU once it’s complete?
It has been used both as a home for a family member and as a workspace.
What did you do to prepare for the ADU development process?
We knew we wanted a design very similar to an existing ADU my mom had built for herself, so we hired the same architect, Asmund Tweto, who adapted the design to fit into the lot and character of the block. Flexibility of use was important to us, so we were really thoughtful about how the ADU would look architecturally. We didn’t want it to “match” our home, but make sense as a standalone property. Knowing we’d eventually condo convert the property, we made sure the ADU didn’t share utility services with the duplex wherever possible — this meant separate sewer, water, and electrical.
Describe your experience working with BDS to get your project approved.
Nothing significant
How do you think about the ‘return on your investment’ for this ADU?
The goal for this development was to build community around our children, so we don’t view the return in purely financial terms. We are really happy with the result in terms of community-building. On the financial side it was important that it not be wasteful, so we made sure that the numbers would work out if we held onto the property for 5-10 years. Selling one of the duplex units was always part of the plan to help recoup the cost of building the ADU, which helps it work out well financially.
Besides its small size, what green features did you include in your design?
The most “green” feature of this (and most) ADU’s is the low-impact densification of adding additional dwelling units to existing neighborhoods, with great transportation and other infrastructure.
The building itself is designed to minimize energy use and maximize long-term value.
The location of windows is optimized to minimize summer-solar gain while maximizing interior daylighting. And they are optimized for cross ventilation. Top quality windows/glass minimize heat loss/gain through the windows
The walls and roof use “advance framing” which uses less wood than standard framing, both to conserve resources and maximize insulation.
The walls and roof are insulated with dense-pack cellulose insulation, which provides great R-value and is a largely recycled product with low-embodied energy. Additionally the cellulose insulation is denser than standard insulation which provides great sound insulation as well.
The high-efficiency primary heating / cooling and cooking systems are electric, ensuring minimal potential for reduced indoor air-quality from combustion emissions. The original occupant wanted a gas fireplace, so we decided to use a gas tankless hot water heater which is very efficient since it only heats the water being used, and it is also located outside of the building envelope.
The project utilizes a metal roof which has a much longer life-span than a standard asphalt shingle roof, is fully/easily recycled at the end of its life, and has much lower embodied energy initially, and especially accounting for its longer life-span.
The metal roof also allows for easy installation of solar panels, (the project is solar-ready)
What design aspect of your ADU are you most happy with?
We love how spacious the tall ceilings make it feel despite its small size. It’s incredible that it fits 2 bedrooms and 2 bathrooms in so little square footage. People constantly ask if we remodeled the space, not realizing it’s new construction, which is a testament to the architectural decisions and how “at home” it feels on the block.
What element of your ADU, or part the development process and outcome, are you most proud of?
I love the elegant handrail, wood countertops, and overall vintage vibe despite it being brand new.
What design aspect of your ADU are you least happy with?
Farrlow & Ball paint is big on social media, but it’s very expensive, hard to work with (according to our painters) and doesn’t wear well at all. Highly recommend avoiding it!
What would you do differently, if you were to start over?
We built the ADU very specifically for my (Rebecca’s) mom, and customized every detail to her specifications. This resulted in a lot of upgrades like Farrow & Ball paint (a major regret as it doesn’t wear well at all!), as well as design decisions that we wouldn’t have chosen otherwise (minimal kitchen, bathtub downstairs rather than upstairs, extensive built-ins). Shortly after Rebecca’s mom moved in, her plans changed and she relocated to California. The ADU is still lovely, but we realized that making decisions around a single intended occupant reduces flexibility and can create waste.
What was the most surprising thing you learned during your design/build process?
Our contractor Steve Hull is such a pro and we’ve worked with him a ton — there honestly weren’t any big surprises. Mainly we were surprised at how smoothly new construction goes compared to an old home remodel.
What advice would you offer someone else building the same kind of ADU?
Consider building something that architecturally suits the age and character of the neighborhood. Modern design can be lovely, but just because the building is new doesn’t mean it has to be boxy or modern-looking.
10) Brennan Dougherty
Long Term Investment / Passive Income
ADU Tour organizer note: This property also has a basement conversion ADU which is not on the tour. Take note of how the property has cleverly provided access and privacy, and allocated outdoor patio and storage space to all three units on this 4,800 sq ft lot.
| Type of ADU | Detached new construction |
| Architect/Designer | Jennifer Oman & Anne Mark – houzz.com/pro/jcgarchitects |
| General Contractor | Build Forward – webuildforward.com |
| Heating System | Ductless minisplit |
| When did you start the design work? | 9/2020 |
| When did you submit the plans to the City? | 2/2021 |
| When did you start construction | 9/2021 |
| When did you get your certificate of occupancy? | 8/2022 |
| Total Square Footage | 800 sq ft |
| Total Cost (including sweat equity) | $350K |
| Cost/Square Foot | 437 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | $25K – Painting, cabinets/vanities, Trim |
| Other special project costs | Retaining wall prior to foundation works- $10K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Long Term Rental
What did you do to prepare for the ADU development process?
Already had prior experience.
Describe your experience working with BDS to get your project approved.
Demolition of existing 2 car garage on property, BDS was frustrating to work with.
How do you think about the ‘return on your investment’ for this ADU?
I was looking 10-20 years in the future, short term break even cash-flow was the goal.
Besides its small size, what green features did you include in your design?
All Electric / solar ready
What design aspect of your ADU are you most happy with?
The View and Privacy
What element of your ADU, or part the development process and outcome, are you most proud of?
“Floating Stairway”, open floor plan / natural light, upstairs balcony
What design aspect of your ADU are you least happy with?
Being required to build an ADA accessible bathroom on the ground floor to comply with the updated building code.
What would you do differently, if you were to start over?
Build a duplex ADU vs single ADU
What was the most surprising thing you learned during your design/build process?
City of Portland is difficult to work with
What advice would you offer someone else building the same kind of ADU?
Hire an Architect/builder to submit the plans on your behalf and deal with the City on your behalf
11) Lucy and Paul
We built the ADU to allow us to move my uncle into the main house. He was getting on in years, didn’t have children and at the time was living in a retirement community away from the family. Since the main house is all on one level we felt it would be a nice place for him to grow old close to home.
The both of us had lived in a small space prior to building the ADU, both separately and together. We knew that the size of the place wasn’t going to be a problem for us. And we had a good idea of what we needed in a smaller, open living space.
| Type of ADU | Garage Conversion |
| Architect/Designer | Jacob Chavez- www.jchavezdesign.com |
| General Contractor | Jacob Chavez- www.jchavezdesign.com |
| Heating System | ductless minisplit |
| When did you start the design work? | 2/2018 |
| When did you submit the plans to the City? | 7/2018 |
| When did you start construction | 5/2019 |
| When did you get your certificate of occupancy? | 9/2020 |
| Total Square Footage | 640 sq ft |
| Total Cost (including sweat equity) | $212K |
| Cost/Square Foot | $331 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | We were quoted $15K for interior and exterior painting which we decided to do ourselves. |
| Other special project costs | The project went according to plan for the most part. We had to add some foundation work which cost an extra- $6K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Primary residence for the two of us while we rent out the main house.
What did you do to prepare for the ADU development process?
We looked into different designers in Portland. We asked around about city regulations and what was possible and what the limits were. We read Kol Peterson’s book and went on the ADU tour to get ideas for what was possible and what it felt like to be in a small space.
Describe your experience working with BDS to get your project approved.
We ran into some permitting issues involving the distance between the ADU and the main house as well as the property line, but nothing dramatic. The main hold up was that COVID hit right in the middle of the project.
How do you think about the ‘return on your investment’ for this ADU?
I feel fine about the return of our investment.
Besides its small size, what green features did you include in your design?
We only installed electrical appliances. No gas range and no gas water heater no gas furnace.
What design aspect of your ADU are you most happy with?
We really love the whole place. The desk downstairs and the railing and shelving upstairs are great. Even small things, like the pull out drawer above the stove for oils and spices is a really nice touch.
What element of your ADU, or part the development process and outcome, are you most proud of?
I love how comfortable the place is. It’s just a really easy and nice place to live.
What design aspect of your ADU are you least happy with?
I wish we had thought about heating in the winter on the ground floor.
What would you do differently, if you were to start over?
We didn’t consider heating on the ground level in the winter. Since it is a tall, open space it’s difficult to keep the ground level as warm as we would like it.
What was the most surprising thing you learned during your design/build process?
That we weren’t going to have everything designed before construction started. Some of our favorite parts of the house are the things we changed as we saw the place develop.
What advice would you offer someone else building the same kind of ADU?
If it doesn’t add or add too much to your expenses, don’t be afraid to change your mind on things part way through.
12) Chris Heuchert
I wanted to establish an income stream for my future retirement, and I had a much larger yard than I needed. An ADU seemed like a simple and logical way to move forward. because of the land, I wanted to build the largest space that I could, leading to a larger income stream down the road.
| Type of ADU | Detached new construction |
| Architect/Designer | Das Chapin – daschapin.com |
| General Contractor | ADU Design & Build – adudesignandbuild.com |
| Heating System | ductless mini split in the main living space, and cadets in the bedrooms & bath |
| When did you start the design work? | 5/2022 |
| When did you submit the plans to the City? | 9/2022 |
| When did you start construction | 6/2023 |
| When did you get your certificate of occupancy? | 12/2023 |
| Total Square Footage | 800 sq ft |
| Total Cost (including sweat equity) | $300K |
| Cost/Square Foot | $375 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | None |
| Other special project costs | New water service $6,500 Removal of tree & stump in yard $4K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
Rental
What did you do to prepare for the ADU development process?
I had conversations with 3 different ADU specific builders, and had the best connection with ADU Design & Build.
Describe your experience working with BDS to get your project approved.
None
How do you think about the ‘return on your investment’ for this ADU?
I plan to stay in this house for a while, so I am really looking forward to the pure income pieces of the investment as a part of my retirement planning. Once I get the initial investment paid off, I will be really pleased with the income.
Besides its small size, what green features did you include in your design?
Blown insulation, Smart appliances, upgraded windows, electric only (no gas).
What design aspect of your ADU are you most happy with?
The combo of living/dining/kitchen with exposed beam. It is a space I would want to live in myself.
What element of your ADU, or part the development process and outcome, are you most proud of?
The finishes/design of the kitchen.
What design aspect of your ADU are you least happy with?
Closets/storage. I wish there was more available storage.
What would you do differently, if you were to start over?
I would have asked more questions around additional costs (landscaping) that were outside of the main scope of the project. We thought through a lot of the details on my project, so there wasn’t really other things that stand out for me.
What was the most surprising thing you learned during your design/build process?
It is a big project. Ask lots of questions in the design process, because you might not have the ability to change the trajectory later in the project if you do not like the answer.
What advice would you offer someone else building the same kind of ADU?
Talk through trees and other landscaping implications of the ADU & construction process. Be aware of shade/sun areas that might changes. Ensure there is a plan for drainage too. Talk through plans for utilities with your builder so you fully understand how they will impact your primary services and appropriate billing needs.
13) Eric Ziegler
I became enamored with ADUs back in 2014 or 2015, when I was a residential real estate broker. I attended one of Kol Peterson’s ADU classes and immediately thought, “I want to do that!”. At the time, I didn’t own a home or have the financial means. I bought my current home in 2019 with the intention of building an ADU on the property.
| Type of ADU | Garage conversion |
| Architect/Designer | Self designed |
| General Contractor | Self general contracted |
| Heating System | Ductless minisplit |
| When did you start the design work? | 3/2019 |
| When did you submit the plans to the City? | 6/2020 |
| When did you start construction | 6/2020 |
| When did you get your certificate of occupancy? | 5/2023 |
| Total Square Footage | 483 sq ft with 100ft of attached loft space |
| Total Cost (including sweat equity) | $165K |
| Cost/Square Foot | $278 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | It is very difficult to calculate this. I might have put in $50K in sweat equity. Fortunately, I take nearly all of that with me, which is a great ROI. |
| Other special project costs | When it came to materials, I often went with what I believed to be better, and therefore usually more expensive. One specific example is with insulation. I used mineral wool for the walls, and 7 inches of of spray foam in the ceiling giving it an R-value of 49.at ROI. |
How are you using the ADU now, or how will you be using ADU once it’s complete?
It was intended to be a rental. However, it is currently being used as a detached bedroom and movie/entertainment area of the main house
What did you do to prepare for the ADU development process?
I bought my house in 2019 and planned to convert the garage into an ADU. At the time, my house was a fixer. I gutted the main house to the studs and redid the plumbing, electrical, etc. Knowing I would eventually build an ADU, I installed a 2-gang electrical meter on the main house, and also stubbed out water and sewer lines on the back of the house. I did this in preparation far in advance of submitting plans.
Describe your experience working with BDS to get your project approved.
I did all the drawings myself. I am not an architect or an engineer, so it was more difficult to get approved because I was learning the process..
How do you think about the ‘return on your investment’ for this ADU?
Currently, I am not renting out the ADU, so I’m not getting much return on investment other than my personal use. At some point in the future I plan to rent it out and hopefully get my financial investment back.
Besides its small size, what green features did you include in your design?
I used mineral wool for the walls and 7 inches of spray foam in the ceiling, giving it an R-value of 49. The ductless mini-split is incredibly efficient.
What design aspect of your ADU are you most happy with?
I am proud of the relatively large kitchen design.
What element of your ADU, or part the development process and outcome, are you most proud of?
I love the high ceilings and the storage loft.
What design aspect of your ADU are you least happy with?
I wish I had added skylights. Due to the fire-rated walls on the east and south sides, there is limited space for windows, and skylights would look amazing.
What would you do differently, if you were to start over?
Everything worked out well. I don’t think I would do anything differently except for the skylights I mentioned earlier.
What was the most surprising thing you learned during your design/build process?
I learned a ton during the process, but nothing surprised me. I expected it to be a big undertaking, and it was!
What advice would you offer someone else building the same kind of ADU?
For most people and situations, I would not recommend a garage conversation. It’s easy to think you’re halfway there with an existing structure. However, a lot needs to be done to make it a habitable space. I had the right type of existing garage, and it was still nearly a complete rebuild. The only thing that remains from the original garage is the foundation and rafter ties. The current structure is basically new construction.
14) Evergreen Renovations Inc
We have built many ADUs for our clients. So it became time for us to build ADUs for our personal portfolio for passive income. Also a great way to for us to express our creativity with the design.
ADU Tour organizer note: This is one of two stacked ADUs on this year’s tour. This is a new housing type that was allowed beginning in 2021.
| Type of ADU | Stacked ADUs |
| Architect/Designer | Evergreen Renovations Inc – Design & Build |
| General Contractor | Evergreen Renovations Inc – Design & Build |
| Heating System | Ductless minisplit |
| When did you start the design work? | 5/2023 |
| When did you submit the plans to the City? | 8/2023 |
| When did you start construction | 1/2024 |
| When did you get your certificate of occupancy? | 9/2024 |
| Total Square Footage | 1st Floor ADU is 510 sq ft 2nd Floor ADU is 550 sq ft. |
| Total Cost (including sweat equity) | $484K |
| Cost/Square Foot | $457 |
| Sweat Equity estimate (part of the “Total Cost” listed above) | $0K |
| Other special project costs | We wanted a higher-end build with special features to help distinguish us from other ADUs or apartments. We spent more for a usable balcony – $12K Two outdoor spaces for the 1st floor- $10K Walnut Architectural Storage and Walnut Wall Feature – $20K black on black windows w/oversized patio sliders – $6K and concrete polished floors – $3K |
How are you using the ADU now, or how will you be using ADU once it’s complete?
1st Floor will be long term rental and the 2nd Floor will be long term rental (and possibly short term in the future)
What did you do to prepare for the ADU development process?
We had to find the right property to build a double stacked ADU. Our goal while searching for properties was the neighborhood, buildability and the property lot configuration to support 2 ADUs. Since we already have experience with building ADUs, it didn’t take much to get the process going from survey, plans, engineering to permits. The process was quick since the design/plans and permit expediting were in-house.
Describe your experience working with BDS to get your project approved.
Ran into some complications with a tree that straddled our neighbors property line. We had to decide, with the neighbor, on whether we would cut it down or save it. In the end it was unanimous that we would take all proper precautions to save the tree. There was about $3500 added expense to save the tree.
How do you think about the ‘return on your investment’ for this ADU?
We think of the return on investment as a CAP rate. We aim for an 8-10% return on investment after expenses NOT including the mortgage.
Besides its small size, what green features did you include in your design?
Concrete floor, High Energy Efficient Windows and Patio Sliders.
What design aspect of your ADU are you most happy with?
Tall ceiling for the 1st floor, vaulted ceilings for the 2nd floor and the architectural feature of the walnut wall feature.
What element of your ADU, or part the development process and outcome, are you most proud of?
We love the walnut features and custom cabinets.
What design aspect of your ADU are you least happy with?
We wanted larger units but were restricted by the lot dimensions.
What would you do differently, if you were to start over?
Give neighbors a notice that construction was going to happen. There is limited parking.
What was the most surprising thing you learned during your design/build process?
We were fortunate enough to have experience building ADUs for our customers… it made the process smooth when it came to building for ourselves.
What advice would you offer someone else building the same kind of ADU?
When looking to build its very important to understand the cost of removing trees, bringing in sewer/water and setbacks.
Share this:
ADU’s around the web
- Storey County to discuss potential expansion of accessory dwelling units at upcoming meeting - KTVN
- Reno Planning Commission reviews proposed ADU Ordinance updates - KOLO | 8 News Now
- Storey County to discuss potential expansion of accessory dwelling units at upcoming meeting - KTVN
- Independence seeks to regulate accessory dwelling units - LINK nky
- Delta allowing slightly taller ADUs - Delta Optimist
- Accessory Dwelling Units (ADUs) - Washington State Department of Commerce (.gov)
- The Rundown: The future of ‘granny flats’ in Chicago - WBEZ Chicago
- City of Kennesaw Hosting Town Hall Meetings on Proposed Accessory Dwelling Units (ADUs) - City of Kennesaw (.gov)
- Impact of Accessory Dwelling Units Legislation - HUD User (.gov)
- Updated housing law allows accessory dwelling units in Arkansas - KATV
Accessory Dwellings 
You must be logged in to post a comment.