A cheaper way to build a living space in Bloomington? What is an ADU?
A less expensive way to live in Bloomington?
A local builder said he has been getting more inquiries about Accessory Dwelling Units, or ADUs, this year — though the construction of such buildings, also known as “granny flats,” has remained rare since the city removed some bureaucratic hurdles in 2021.
Loren Wood, owner of Loren Wood Builders, said he has been getting inquiries about ADUs about once a month this year, or more than double the pace he saw in 2022.
“It’s still not a huge number, but relative to what it used to be, it’s a significantly bigger number,” he said recently, as he sat in an ADU his company built over a garage in the back of a home in Bloomington’s Cohousing Community, in the southeastern part of the city.
While he thinks the word about ADUs is spreading, he said many people still are not aware such structures are an option.
“People still don’t know what the rules are or how much things cost,” Wood said.
Is an ADU an option for you? Here’s what you need to know.
What is an ADU?
An Accessory Dwelling Unit is a one- or two-bedroom living unit on the same property as a house. ADUs can be apartments above a garage or in a small building separate from the main house.
Who can live in an ADU in Bloomington?
Anyone — so long as the property owner occupies either the primary house or the ADU. In other words, the owner can rent no more than one of the units to someone else. Owners can, of course, use both units for themselves or their families if they want. If either unit is used as a rental, it must be registered with the Housing and Neighborhood Development Department and receive certification before anyone moves in.
Wood said ADUs are gaining popularity in part because of their flexibility. Parents may build one for their college-going children or an aging parent. Others may use them as a home office space — rather than renting an office downtown. The units also can generate rental income.
Where in Bloomington can you build an ADU?
Except for the city’s northeastern quadrant, property owners can build ADUs almost anywhere.
How big of an ADU can you have in Bloomington?
The maximum gross floor area of an ADU in Bloomington is 840 square feet. However, the size of your ADU depends on location and property size, because the unit has to comply with setback and height regulations in your zoning district. For example, if your house has to be at least 8 feet from your neighbor’s property, your ADU has to comply with the same setback requirements.
How much does it cost to build an ADU?
That depends on size, design and finishes, but Wood, the local builder, said you’ll be hard-pressed to get one built in Bloomington for less than $100,000.
Stewart Hamilton, site manager for Loren Wood’s co-housing project, said the ADU in the back of the house on East Short Street cost between $150,000 and $180,000, including the two-car garage on which the ADU was built. That ADU measured 379 square feet, had vinyl plank flooring, a full kitchen with quartz countertops and stainless steel appliances, a full bath and a bedroom that fits a queen-size bed.
Wood said the price of an ADU per square foot is higher than for a house, "because you're still building a little house," but because of its much smaller size, building an ADU costs less overall than building a house.
What other restrictions are there in Bloomington to building ADUs?
The city enabled property owners to build them in 2017 but required that neighbors be notified and the project be approved by the board of zoning appeals. The city changed the rules in 2021. Now property owners don’t need to notify neighbors or get approval from the BZA.
However, property owners still have to obtain a permit and follow standard building regulations that also apply to other buildings. For example, ADUs must meet the same architectural and foundation requirements as those for a single-family dwelling.
Other regulations:
ADUs need to be connected to the city's water and sewage system if the property has access to it. If main lines are not available, and the primary house uses a septic system, the ADU can use the same septic system, as long as it meets the health department standards in Monroe County.
You cannot use a mobile home, manufactured home, recreational vehicle, semi-tractor trailer, boat, or motor vehicle as an ADU.
The owner must record a deed or title restriction with the Monroe County Recorder to ensure the ADU is not sold separately from the primary unit.
How many ADUs are being built in Bloomington?
Not many — at least not yet.
The city’s planning department told the Bloomington City Council in May that it had received one ADU permit filing since September of 2022. In total, about 30 ADUs have been approved in the city.
According to data from the Monroe County Building Department, two permit applications for ADUs were filed in the first six months of 2023, compared to one during the same period a year earlier.
Where can you get more information about ADUs in Bloomington?
You can get more information, including pre-designed ADUs, at the city’s ADU website: tinyurl.com/p857e6ez.
Boris Ladwig can be reached at bladwig@heraldt.com.
This article originally appeared on The Herald-Times: What you need to know about building an ADU in Bloomington, Indiana
