Purchasing a Multi-Level Single Family Home for invesment

[Richard Baker]

I am looking at purchasing a single family home in Seattle that is two levels (up stairs and down stairs) there are no interior stairs to access the upstairs from the downstairs. There is 3 bedrooms one bath and a kitchen upstairs and 2 bedrooms, one bathroom and kitchen downstairs. Each has its own separate exterior entry door. There is no way with this set up that I can rent this as a single family home. Is it possible to get this rezoned as a multi-unit duplex? There is currently one gas meter and one electrical panel. The heat can only be controlled from upstairs (Upstairs controls heat for both upstairs and downstairs). My concern is will I be able to get it rezoned as a duplex to have the electrical panels and gas meter separated and the cost associated with that. Any ideas?

[Michael Haas]

@Richard Baker If this property is within Seattle City Limits then owner occupancy is not a requirement for the ADU. This was overturned in 2019 in Seattle, and it looks like other cities in Washington may be following suit.

If the heat is not controlled separately and you don't have a separate panel (or sub panel) in each "unit" then what you have is an un-permitted dwelling unit. Bringing it up to code as an ADU will be easier than re-zoning to a duplex, which depends on your location and for the vast majority of properties is not possible. ADU's are allowed on just about every lot in Seattle though!

Also, talk to your lender about this missing staircase. This can cause big problems in an SFR appraisal and can even make the home "not lendable" in certain circumstances, and is something you definitely want to figure out BEFORE you put this home under contract. (it isn't under contract yet is it?)

Lots of moving parts on a transaction like this - do you have a Realtor helping you out? They should be able to tell you zoning, duplex potential, and point out all these other pitfalls (especially the ones around un-permitted dwelling units) on the spot. If you have a Realtor and everything I just mentioned above is news to you then its time to fire your Realtor, making sure you know about all this stuff before making one of the largest purchases of your life is their job!

Good luck, and feel free to respond with some more specifics about the location if you need some advice on Duplex potential! From what you said though I think an ADU / Dwelling Unit is the way to go.