Q: I’ve read recently that Seattle has made it easier to build ADUs. My partner and I think this may be a great opportunity to rent out space in our backyard for some extra income, but we don’t know all the ins and outs. What do we need to know before we start? 

A: If you’re looking for extra rental income or a private space for out-of-town guests or aging parents, accessory dwelling units (ADUs) are a great option. ADUs—an umbrella term for mother-in-law suites and backyard cottages—are additional residences built on the same property as an existing single-family home. Detached accessory dwelling units (DADUs) are simply ADUs detached from the main house. 

Both ADUs and DADUs generally include living rooms, bedrooms, kitchens, bathrooms, and their own entrances. They’re common on the east coast and in populous Midwestern cities such as Chicago, but have been slow to take root in Seattle—until now. On July 1, the Seattle City Council voted unanimously to make it easier for homeowners to permit and build ADUs. Many believe this will lead to more affordable housing options and additional income for homeowners interested in renting out space.  

The rule changes have been fiercely debated, but most Seattleites and City Councilmembers agree that easing restrictions will increase housing options and affordability. If you own a single-family home, building an ADU can bolster the city’s housing supply while creating a multi-purpose space on your own property. The new legislation will take effect 30 days after Mayor Durkan signs her approval.

So, what do the new ADU rules mean for Seattle homeowners? 

The old rules required homeowners in single-family zones to live onsite, preventing DADUs from being built on rental properties and making it impossible for homeowners to move out and keep their home and ADU as two rental properties. They also required an off-street parking spot for each ADU, so homeowners sans off-street parking could not rent out ADUs. None of these rules apply anymore. Size restrictions have also been eased to allow larger, taller DADUs, making them easier to design and build.

With the end of these restrictions, this is a great time to jump into the exciting world of ADUs! Perhaps the best part about them is the tremendous flexibility they offer. They can be a home office one year and a rental apartment the next. They can house your grown children or your parents. The choice of how you design or use them is all yours.

Your finished basement or attic can easily be converted into a mother-in-law suite by adding a kitchenette. Your overgrown backyard can become a residence for college students or retirees interested in tiny home living. If you’re looking to downsize yourself, you could move into your new DADU and rent the main house out. The best part is you can design these spaces to blend in with the style of your current home or give them colorful personalities of their own.

Whether you’re building out an existing structure or creating a new space from scratch, working with an experienced designer and builder is highly recommended. Permits and building codes must be met and designing small spaces isn’t always as easy as it looks. More planning means more personalization and a smarter layout. There are plenty of ADU advocates across the city who have been designing, building, and championing these alternative housing types for years. They’re your best bet for success and, as you can guess, they’re already getting inundated with phone calls from eager homeowners.

If an ADU sounds like a good fit for your property, have a professional visit your site and lay out your options. The number of ADUs is expected to rise exponentially in the next few years and your home could be a contender for one of these highly sought-out spaces.

Jason Legat is founder and president of Model Remodel, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: I’ve been interviewing contractors for my home remodel. Some have told me they don’t use change orders, while others say I should expect them throughout the project. Should I hire a contractor that uses them?

A: Short answer: yes. A successful remodel starts with planning, but even with the best laid plans, unforeseen developments will arise. Remodeling comes with many known unknowns. Is there a pipe in the wall where you want to put the new door? Are you a week into the project and still undecided on the materials you want to use? Are there external developments that may affect the project, like COVID-19? These are the kinds of issues that make change orders necessary.

Contractors should use change orders when:

• Remodeling an older home. Updating older homes keeps the past alive while offering modern form, function, and comfort. Unfortunately, it can pack some surprises. Older homes with a history of remodels often conceal undocumented changes, poor craftsmanship, and decay from water and infestation. When these issues arise, the contractor should use a change order to communicate and record them so they can be resolved.
• There are changes in materials. It’s a best practice to select all materials before starting the remodel. However, if a project is expected to last a year, holding it up due to a change in bathroom tile doesn’t make much sense. Selection changes are to be expected. In some cases, they may extend the timeline or end up costing more or less than the estimated amount. To account for these changes, any new material should be documented with a change order and confirmed with a signature.
• Putting it in writing. Contracts are signed before remodels begin so you’ll need to document any changes that take place during the project with change orders. Recalling a conversation that happened seven months ago without documentation is not easy for even the longest of memories. Having a written record of changes ensures that both parties stay on the same page throughout and at completion of the remodel. It’s key to good communication.

A few more things to consider:

• Change order fees. There’s a range of opinions regarding charging fees for change orders; my own is that using change orders throughout the remodel is a good practice and fees are acceptable if they’re communicated clearly. Being charged for documenting a material selection change may seem like a hidden fee, but the reality is the contractor likely spent X number of hours working with you to make that new material selection—and time costs money. Charging for this change order may be appropriate, though such fees should be clearly communicated up front before the project starts. Ask prospective contractors about their policy.
• Changes due to COVID-19. COVID-19 is impacting all our lives. Thinking about a remodel during a pandemic may seem trivial, but if you’re in the middle of a project right now, you may be looking at significant changes to the work and timeline. Communication is essential. Documenting any changes due to coronavirus in an email or change order will allow you to focus on the health and safety of others while having a clearer sense of where the project currently stands.

Nathan Coons is owner and operator of Coons Construction LLC, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,700 members, write to homework@mbaks.com.

Q: I’d like to use a smart home or connected home device to lower energy bills, but I’m not very tech savvy. How do I get started?

A: With a little prep time and homework, you can gather the information and resources you need to take full advantage of the money- and energy-saving automation options available for your home, avoiding headaches as you consider adopting this new technology.

There is no need to worry if you’re not very tech-oriented. There are experts who can work with you through the final decision-making and installation process once you have a grasp of what you want your smart home system to do. But you will need to gather some key information before you begin that process.

First off, what’s the difference between smart home and connected home devices?

These terms are sometimes used interchangeably, but they’re distinct concepts.

Smart devices are the programmable, semi-autonomous brain of the smart home, and connected devices are its tools or what it controls. In your case, these are connected versions of the power-hungry lights, utilities, and appliances that are driving up your bills. A smart device can autonomously control these devices.

What information do I need before I go to the experts?

You already know more than you think you do. Simply observe when and how you use main appliances and systems in your home. Get a clear idea by asking yourself and each household member the following questions:

• Do you have and use space heaters during the cooler months?
• Do you have and use air conditioners during the warmer months?
• How much do you use utilities, systems, or appliances during the day? What does this include?
• How much do you use utilities, systems, or appliances at night? What does this include?
• How many lights do you leave on in your home? What time of day or night?
• How many loads of laundry do you wash and how often?
• How many computers and television sets do you have?
• Do you have and use dehumidifiers or humidifiers?
• Do you use indoor air filters?

Smart home devices can be used to shut down energy-sucking appliances when you’re not using them. Space heaters, air conditioners, lighting systems, and washers and dryers are especially brutal consumers of electricity, though standard appliances and televisions take a toll as well.

Additional questions may arise as you answer or talk through these questions with your family or household members. Make note of any relevant detail. This is the key information the expert will use to craft the custom solutions you’re looking for.

What do I do with this information?

If you’re not very technologically literate, you can do a lot worse than going to a trusted expert who is already excited and knowledgeable about new advances in home technology and automation. They’ll be able to work with the information you furnish to envision and recommend appropriate solutions in a way that won’t overwhelm you.

Interior designers and design-build experts would be a great start. If you know an architect, you might check in with them as well. Request a consultation so they can walk you through a few general options. If you’re considering a remodel, ask your trusted design-build expert for insights and ideas about transitioning your home to a smart/connected home during construction.

Believe it or not, you can enjoy the benefits of automation, security, utility-savings, and improved home performance without being a technological wizard.

Paul Kocharhook is the owner of Pathway Design & Construction in Seattle, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,700 members, write to homework@mbaks.com.