When a family goes on the hunt for their first home, it’s usually the stereotypical suburban dream-home, designed as a single-family property. While younger families are certainly becoming more open-minded in terms of what defines a “home,” there’s still something about the single-family home experience that is ingrained in our culture. However, as of late, that’s beginning to change. More and more people who would ideally be great candidates for a single-family home are looking to attached homes instead. And, while a duplex or multi-family home might not seem so attractive to those who have their mind set on what they want, there are several reasons why you may be able to lean your potential buyers towards settling on an attached home instead.
Here’s why:
There’s more construction with duplexes
In recent news reports, it’s becoming clear that housing development has been at its lowest since right before the housing crash ten years ago, which isn’t a good sign. But, many experts believe that it’s not necessarily a reason to worry just yet. While there may be a drop in the construction of traditional single-family homes, there seems to be a lot more construction in terms of duplexes and detached homes.
For instance, many attached homes are popping up in commuter cities around New York, such as in Palisades Park, where duplexes are being constructed in place of single-family homes, according to Northjersey.com. One of the reasons could be that investors and developers can get a much bigger ROI after construction of a duplex.
Attached homes are often much newer
Even though the notion of rehabbing homes or buying homes as investment properties are becoming more visible to millennials, many buyers still want that turn-key home. Because construction on single-family homes is low, most people have to buy a house that’s already been occupied for some time, the house itself having been around quite a while, too. Buyers that are looking for something fresh and new might have a better chance of finding what they are looking for in an attached home.
Duplexes are also cheaper than single-family homes
Going off of that, turn-key single-family homes are simply out of most people’s price range, especially if they aren’t flexible with the neighborhood they are looking to buy in. Duplex homes that are new are generally more affordable than their new single-family home counterparts.
People put more value on other things these days
For some people, the thought of moving into an attached home is unfathomable. Part of what comes with a single-family home is the yard and the feeling of privacy, and many buyers aren’t willing to give that up so easily, especially in their dream home. But, these days, we’re seeing more and more people change their mind on what’s considered a deal-breaker to them, and what’s actually more important. For example, if people are able to trade the yard in for a closer commute to work or a more happening neighborhood, then they are willing to do so. Likewise, if the attached home is brand new at a cheaper price versus a single-family home that’s old at a more expensive price, there’s no question what they’d pick. With all these things considered, the cons of having to share your wall with another person or family isn’t as big of a deal compared to the pros.
What this means for you
As an agent, you’re in the business of helping someone find their dream home, which is usually a single-family home. (Not always, but a lot of the time.) You also have a responsibility to hear what it is your client’s want, and show them something they may be interested in. For many buyers, if you suggested that they look at an attached home upfront, they might put their foot down and firmly say “No.” But, if you ask them what it is they want out of their life — and, not just the home — you may be able to convince them to convince themselves of why they should consider moving away from the single-family home and into an attached home instead.
Advantages of Single-Family Homes
Single-family homes are unattached houses that are most often found in the suburbs of a larger city, and may be in a subdivision or out in the country. Many have a yard, a garage, and perhaps even a private garden or a swimming pool.
Generally, the following aspects set single-family homes apart from attached homes:
1. A Bigger Yard
Single-family homes often have larger yards than attached units – and many attached units may not have a private yard at all. In fact, in townhouse communities, the yard is usually considered a common area that is maintained by an association. So if you want to have people over for a big backyard barbecue or plant a vegetable garden, a single-family home is more suitable.
2. No Shared Walls or Floors
In a single-family home, you don’t have to worry about your upstairs or downstairs neighbors stomping around or playing loud music at all hours. While you might have neighbors, no part of their home touches yours, which can eliminate many noise-related issues. In attached units, you share at least one wall with a neighbor, increasing the odds that you will have conflict.
3. Privacy
From the grass you stand on in your front lawn, to the attic space above you, it’s all yours. Therefore, you can have a reasonable expectation of privacy in a single-family home – you’ve got a space you can truly call your own. And if you want to have friends and family over to enjoy the back yard or the swimming pool, you don’t have to worry about neighbors coming over to share the space.
4. Room for Stuff
If you’re constantly struggling to find space to store holiday decorations, beach toys, bikes, or extra clothing, then a single-family home may be right for you. In many cases, a single-family home provides garage space, attic space, basement space, and more square footage than an attached-unit home. Single-family homes also can offer outdoor space to store outdoor play items for your children or pets, as well as gardening tools and recreation items.
5. Room to Grow
If you’re looking to start or grow your family – or if you foresee a day when aging parents or grandparents may come to live with you – a single-family home may be your best option.
What is a semi-detached house?
A semi-detached house (semi for short) is a single family residence that is attached to its direct neighbour on one side through a common wall.
Unlike townhouses, which share their walls with multiple homes often in a row, semi-detached houses are built in pairs and connect to only one other dwelling that is similar in size and design. In effect, they are “half-attached.”
Traditionally, semis are built side-by-side, but there is a variety of semi-detached houses that are built front-to-back facing opposite directions (many of these front-to-back semis can be found in Lower Mainland, B.C.).
Although semis share a wall, each sits on a distinct plot of land and are predominantly available as freeholds. So when you buy a semi-detached house, you own both the structure and the segment of land your dwelling is built upon (that doesn’t include your attached neighbour’s land of course).
Typically, semi-detached houses are smaller—both in actual living space and lot sizes—compared detached properties. A semi also has the obvious caveat of sharing a wall with another household (meaning less control over privacy and noises from neighbours). On the other hand, detached homes are stand alone structures free of any connecting walls, granting for greater seclusion.
The average semi-detached house is larger than a townhome and only has one attached neighbour rather being sandwiched between two. Consequently semis are far more desirable in comparison.
Semis are known as duplexes in B.C. This is not to be confused with a GTA-duplex, which is typically one house that is sold with only one title of ownership, but consists of two separate living units.
What is a townhouse?
Townhouses are single family homes built in a row, where each individual home is attached to the next by at least one connecting wall. Nestled on smaller lots than a traditional detached or semi-detached homes, townhouses are often constructed narrowly and are two to three storeys tall. Townhouses open up to the street level and have smaller yards.
A townhouse generally falls into two types of ownership – freehold and condominium.
In a freehold townhome, the homeowner owns the house and the plot of land it sits on. In a condominium townhouse however, the land belongs to a Home Owners Association (HOA), where residents are obliged to pay monthly maintenance fees while sharing ownership of the common spaces, such as the gym, yard, etc. (similar to a traditional condo apartment).
Maintenance and renovation costs
Semis and non-strata townhomes are freeholds, which means that maintaining the home falls solely on the owner. Freeholds, unlike in a condominium, don’t offer a Home Owners Association to upkeep the property in exchange for monthly fees. Air conditioning, wiring and piping must be maintained by you.
However, there are financial perks to buying a townhome or semi-detached house versus a traditional detached home.
Smaller backyards and lot sizes means yard work takes less time in a semi-detached house. Roofs are smaller, and as a result, so are the budgets needed to maintain them. Heating and cooling costs also tend to be lower in semis compared to detached homes.
Depending on how well you get along with your attached neighbour, you may be able to share some home maintenance costs such as roof repairs.
How to take on renovations in a semi-detached house?
If you’re considering embarking on a renovation in a semi-detached house, it’s critical to keep your attached neighbour in the know from the start. It’s also important to realize there are limitations to what work can be done—especially when compared to a traditional detached home.
For small jobs, like installing new kitchen cabinets, it’s not necessary to get the neighbours involved. However, it can help foster goodwill if you inform them a minor reno is in the works, especially if hammering and noise is involved.
When it comes to aesthetic changes, consider consulting your neighbour. For instance, communicate your plans to paint your home a new colour or to swap out metal railings for a custom-wood porch. While you don’t require permission from your neighbour, it’s a good idea to keep them informed of changes that will impact the look and feel of their home.
On bigger projects, informing the neighbours is a must, as is making sure all the paperwork and permits are in order. Your local building authority may even require your attached neighbourhood contractually agree to the project’s go-ahead.
Before starting a reno, it’s a smart move to first have a professional contractor or home inspector assess if and how you’ll impact your neighbour and their home.
When considering a renovation or remodel, keep in mind that because semis have a shared structural wall, fewer windows can be installed and this can impact the flow of natural light in the home.
In a freehold townhome, you may be restricted to the type of renovation you can complete to the exterior facade. However, almost all cosmetic updates to the interior of the unit are not restricted.
Townhouse vs. semi-detached vs. detached house
Size: Townhomes are typically built as narrow, tall homes. Semis are typically wider than townshomes, but smaller—both in actual living space and lot sizes—compared to detached properties.
Privacy and noise: Townhomes and semi-detached homes share walls, which means noise can travel through the wall from the attached neighbours’ place. Detached homes, on the other hand, are far less prone to noise disturbances given they are stand alone structures.
Maintenance: Smaller backyards and lot sizes means yard work takes less time in a townhouse or semi-detached house compared to a detached. Roofs are smaller, and as a result, so are the budgets needed to maintain them. Heating and cooling costs also tend to be lower in semis versus detached homes given their smaller sizes and the fact there’s a shared wall.
Select home repair and maintenance costs can be split with your attached neighbour in a freehold townhouse or semi—allowing for potential cost savings.
Renovation: In a freehold townhome or semi-detached house, there are certain legal and structural limitations on what projects can be done, as it may impact your attached neighbour. In a detached home, you’re completely and utterly free to renovate as you like (within the confines of zoning laws of course).
Semi-detached vs. duplex
Semis are two distinct homes (with separate owners and lots) connected through one common wall and built side-by-side to each other.
A duplex is a property on a single lot with two distinct living spaces. However, from a legal perspective a duplex is a single property existing on a single piece of land.
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