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Reading the actual guideline text below — never a general AI guess

Here's what we mean by "guest house": we're talking about a structure designed to provide temporary living quarters that does **not** contain all the elements needed to be considered a full dwelling unit. So unlike an ADU (which must have a kitchen, bathroom, and separate entrance), a guest house may lack some of those features. Fannie Mae classifies it as an outbuilding type separate from other structures like barns, boathouses, or studios. The other guidelines shown here don't define guest houses separately—they focus on ADUs and full dwelling units instead. Straight from UAD 3.6 / URAR (FNMA) — nothing added.

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© Copyright Notice: © Fannie Mae. UAD 3.6 / URAR reference materials shown for research and reference only. Full documents available at fanniemae.com/uad. Reproduction restricted per Fannie Mae copyright policy.

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#1 UAD 3.6 / URAR (FNMA) Page 151

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Outbuilding Appendix F-1: URAR Reference Guide Page 151 of 375 Version 1.3 Outbuilding Type (Choose one for each Outbuilding) Allowable Answer Definition / Additional Guidance…

UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 151 · View at official source (fanniemae.com/uad) →

Outbuilding Appendix F-1: URAR Reference Guide Page 151 of 375 Version 1.3 Outbuilding Type (Choose one for each Outbuilding) Allowable Answer Definition / Additional Guidance ADU/Garage A detached garage with an ADU that is either above the vehicle storage, or attached by a common wall. Note: If the building has additional separate area other than vehicle storage and ADU, do not select this answer. See Other (Describe). Barn A farm building designed to store grain, hay, or straw, house livestock, or for other farming purposes. Boathouse A building at the edge of or on a body of water in which boats or other watercraft are stored. Bunkhouse A structure designed to provide temporary sleeping quarters with no other amenities. Enclosed Kennel A permanent structure designed to board pets. Greenhouse Guest House A structure designed to provide temporary living quarters that does not contain all of the elements to be considered a dwelling unit. Indoor Riding Arena A structure designed for indoor horse riding. Manufactured Home A factory-built dwelling built in compliance with the Federal Manufactured Home Construction and Safety Standards in effect at the time the home was manufactured as evidenced by the HUD label. Notes: • Select this answer if any portion of the outbuilding is a manufactured home, regardless of current usage. • If the manufactured home is an ADU, the Manufactured Home section displays. Office Pool House A structure designed to enhance the poolside experience. Shed Silo A structure designed to store agricultural materials in bulk. Stable A structure designed to house livestock. Standalone ADU A detached ADU that is not a manufactured home, and has no additional separate area. Note: If the ADU is a manufactured home, select Manufactured Home instead of this answer. Studio A structure designed for instruction or practice of the arts (e.g., music, painting, photography). Workshop Other (Describe) Select Other to enter an answer that is not in the above list. For detached garages with separate additional area other than vehicle storage or ADU, select this answer, and describe all the uses. Reference Appendix 4: Detached Garage Examples for additional information and examples. Examples: • Barn/Garage • Workshop/ADU/Garage • Storm Shelter Do not select this answer: • If the garage is primarily designed for vehicle storage, which must be identified in Vehicle Storage and not in Outbuilding. • If the ADU shares a common wall with the garage, and there is no

#2 HUD/FHA Single Family Handbook 4000.1 Page 195

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A. Title II Insured Housing Programs Forward Mortgages 1. Origination/Processing Handbook 4000.1 170 Last Revised: 8/12/2026 • Manufactured Housing • townhouses or row houses •…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 195 · View at official source (HUD.gov — SFH Handbook 4000.1) →

A. Title II Insured Housing Programs Forward Mortgages 1. Origination/Processing Handbook 4000.1 170 Last Revised: 8/12/2026 • Manufactured Housing • townhouses or row houses • individual units within FHA-Approved Condominium Projects FHA will not insure Single Family Mortgages secured by: • commercial enterprises • boarding houses • hotels, motels and condotels • tourist houses • private clubs • bed and breakfast establishments • other transient housing • Vacation Homes • fraternity and sorority houses (1) One-Unit A one-unit Property is a Single Family residential Property with a single Dwelling Unit, or with a single Dwelling Unit and a single ADU. (2) Two-Unit (a) Definition A two-unit Property is a Single Family residential Property with two individual Dwelling Units. (b) Standard The Mortgagee must obtain a completed form HUD-92561. (3) Three- to Four-Unit (a) Definition A three- to four-unit Property is either: • a Single Family residential Property with three or four individual Dwelling Units; or • a Single Family residential Property with two individual Dwelling Units and one ADU or three individual Dwelling Units and one ADU. (b) Standard The Mortgagee must obtain a completed form HUD-92561.

#3 Clark County Title 30 Unified Development Code and Zoning Page 308

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Chapter 30.07 Rules of Construction & Definitions 30.07.02 Defined Terms J Designees Title 30: Unified Development Code 298 August 2023 A roof-like cover that projects from the…

Clark County Title 30 Unified Development Code and Zoning · OFFTitle30.EFF.03.05.26.pdf · Page 308

Chapter 30.07 Rules of Construction & Definitions 30.07.02 Defined Terms J Designees Title 30: Unified Development Code 298 August 2023 A roof-like cover that projects from the wall of a building for the purpose of shielding a doorway or window from the elements and is an architectural feature of the building. B. Balcony An exterior floor system 3 feet or greater above grade. A balcony may be attached to a primary or accessory building. Banquet Facility A facility typically for rent to accommodate functions including, but not limited to, banquets, weddings, and other similar celebrations or an institution used or intended to be used for an association of persons for some common purpose such as Lions, Elks, Rotary, Shriners, or similar. A facility may include kitchen facilities, and the sale of alcoholic beverages for on-premises consumption during scheduled functions, not open to the general public. Basement A portion of a building which is partly (more than 50%) or completely underground. A basement is not considered a story of the building. Batch Plant, Permanent or Temporary A manufacturing facility for the production of concrete or asphalt. Bathhouse Any place, including a private club or organization, where baths are given or furnished, with or without an attendant present, within the bathing area including, but not limited to, Japanese, Swedish, Russian, Turkish, hot air, vapor, mineral, sweat, salt, Japanese, or electric baths. This use does not include massage and is not to be confused with a gym, fitness center, or health club for athletic training and exercise. Bed and Breakfast An establishment, typically in a residential dwelling, having up to 4 guest rooms that provide guests with transient accommodations and incidental eating and drinking service. Bedroom A habitable room in a dwelling unit planned and intended for sleeping, typically separated from other rooms by a doorway. To calculate required parking, the term shall include all rooms within the dwelling unit except for kitchens, bathrooms, the room from which the main exterior access to the dwelling unit is taken, or any other room having less than 90 square feet of floor area. Berm Soil artificially built up or placed so as to form a barrier or buffer. Block A parcel or parcels of land bounded by streets, or by streets and a natural or artificial barrier. Board The Board of County Commissioners, the governing body of Clark County, Nevada, or when sitting as another

#4 VA Lenders Handbook (Pamphlet 26-7) Page 388

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Appraisal Report 11-10 6. Accessory Dwelling Unit Change Date February 22, 2019 • This Chapter has been revised in its entirety. a. Single Real Estate Entity An Accessory Dwelling…

VA Lenders Handbook (Pamphlet 26-7) · VA-Lender-Handbook.pdf · Page 388 · View at official source (VA.gov — Appraisers/Staff Appraisal Reviewer) →

Appraisal Report 11-10 6. Accessory Dwelling Unit Change Date February 22, 2019 • This Chapter has been revised in its entirety. a. Single Real Estate Entity An Accessory Dwelling Unit (ADU) is a living unit including kitchen, sleeping, and bathroom facilities added to or created within a single-family dwelling, or detached on the same site. A manufactured home on the site could be an ADU. The dwelling and the ADU together constitute a single real estate entity. b. Highest and Best Use As part of the highest and best use analysis, the appraiser must determine if the property is a single-family dwelling with an ADU, or a two-family dwelling. The highest and best use must be a legal use (see Topic 10). A two-family dwelling must be appraised on the Fannie Mae Form 1025, Small Residential Income Property Appraisal Report. c. ADU Valued Separately An ADU is usually subordinate in size, location, and appearance to the primary dwelling unit and may or may not have separately metered utilities and separate means of ingress and egress. The appraiser must not include the living area of the ADU in the calculation of the GLA of the primary dwelling. The ADU must be valued separately as a line item on the market data grid. d. Notify the Lender if More than One Unit The appraiser must notify the lender if a property has more than one ADU. e. Detached Buildings A manufactured home, shed, or other detached building on the property which does not have kitchen, sleeping, and bathroom facilities or cannot be legally used as a dwelling, may be valued as storage space if it does not present any health or safety issues.

#5 UAD 3.6 / URAR (FNMA) Page 154

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Outbuilding Appendix F-1: URAR Reference Guide Page 154 of 375 Version 1.3 ROOMS IN THE OUTBUILDING This subsection is for rooms in the outbuilding that are not part of an…

UAD 3.6 / URAR (FNMA) · Appendix F-1 URAR Reference Guide v1.3.pdf · Page 154 · View at official source (fanniemae.com/uad) →

Outbuilding Appendix F-1: URAR Reference Guide Page 154 of 375 Version 1.3 ROOMS IN THE OUTBUILDING This subsection is for rooms in the outbuilding that are not part of an accessory dwelling unit. Rooms that are part of the ADU are captured in the Unit Interior section. Outbuilding Detail: Outbuilding Area - Rooms Report Field ID Report Label When to Include Allowable Answers / Format Definition / Additional Guidance 12.012 Finish (Finished) Room Summary Required for each indicated Room Type Number Number of Rooms: The count of each Room Type that is not in the ADU portion of the outbuilding. 12.012 Finish (Finished) Room Summary Required if the outbuilding has finished area that is not part of an ADU Choose one or more allowable answers from the Definition / Additional Guidance column Room Type: Room(s) that are not in the ADU portion of the outbuilding. • Bath – Full • Bath – Half • Bedroom • Breakfast Room • Den • Dining Room • Family Room • Kitchen • Laundry Room • Living Room • Loft • Media Room • Mudroom • Recreation Room • Sunroom • Utility Room • Walk-In Pantry • Workshop • Other (Describe) Notes: • Select the most applicable Room Type that fits the description of the room. Examples: o Select Dining Room for dining areas. o Select Breakfast Room for breakfast areas or breakfast nooks. • Photo(s) of the room(s) may be provided, which display in Outbuilding Exhibits. Provide a caption including the room type, location, and any other descriptive information as appropriate. Mechanical System Details For Outbuilding Containing ADU(s) If the outbuilding contains ADU(s), heating and cooling information is displayed in the Mechanical System Details subsection instead of the checkboxes (12.008-12.009).

#6 Clark County Title 30 Unified Development Code and Zoning Page 64

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Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-42 Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial…

Clark County Title 30 Unified Development Code and Zoning · START.pdf · Page 64

Permit T= Administrative Temporary Use Permit Note: If box is empty, use is prohibited 30.44-42 Table 30.44-1 Global Use Table Uses SLUCM CODE Residential Districts Commercial Districts Manufacturing/ Industrial Districts Miscellaneous Districts R-U R-A RE R-D R-1 R-T R-2 RUD R-3 R-4 R-5 CRT C-P C-1 C-2 M-D M-1 M-2 O-S H-2 P-F RVP U-V H-1 Guest Quarters (See “Accessory Apartment”) (Ord. 4200 § 4 (part), 5/2014) Guest Ranch 7500 S S Special Use Subject to: 1. Community District 5. 2. Minimum 40 acres. 3. Accessory commercial uses may be permitted in conjunction with the establishment including, but not limited to, shops, snack bars, lounges and restaurants, provided the accessory commercial uses are specified in a special use permit. Animals and related activities are permitted outside. Gunsmith 5900 S P P P Hardware Store 5200 P P P P C Conditional Use in U-V must be part of a mixed-use development (Section 30.40.310).

#7 HUD/FHA Single Family Handbook 4000.1 Page 845

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D. Appraiser and Property Requirements for Title II Forward and Reverse Mortgages 3. Acceptable Reporting Forms and Protocols (04/10/2025) Handbook 4000.1 820 Last Revised:…

HUD/FHA Single Family Handbook 4000.1 · HUD_FHA_4000.1.pdf · Page 845 · View at official source (HUD.gov — SFH Handbook 4000.1) →

D. Appraiser and Property Requirements for Title II Forward and Reverse Mortgages 3. Acceptable Reporting Forms and Protocols (04/10/2025) Handbook 4000.1 820 Last Revised: 8/12/2026 metered utilities. The ADU must comport with zoning requirements, which may include a legal nonconforming use. (2) Required Analysis and Reporting Protocols As part of the highest and best use analysis, the Appraiser must make the determination to classify the Property as a Single Family dwelling with an ADU, or a two-family dwelling. The conclusion of the highest and best use analysis will then determine the classification of the Property and the required analysis reporting. (a) One-Unit Single Family Dwelling with an Accessory Dwelling Unit When the highest and best use analysis determines the Property to be a Single Family dwelling with an ADU, the Appraiser must: • provide a description of the ADU characteristics; • summarize the ADU’s market acceptance; • report the Gross Living Area of the ADU separate from the primary dwelling; • state whether the ADU can be legally rented without restrictions; and • report the current ADU occupancy and the relevant details of any known lease agreements. (b) Optional Accessory Dwelling Unit Market Rent Analysis The Mortgagee may request an opinion of the ADU market rent in the scope of work. The Appraiser may provide the ADU market rent only if: • the highest and best use is determined to be a one-unit Single Family dwelling with an ADU; • the ADU is legally rentable without restrictions; and • the Appraiser determines that a non-transient (see Restriction on Investment Properties for Hotel and Transient Use) monthly market rent can be credibly developed. The analysis of the rental data must include support for the ADU comparable rental selections, the adjustments applied, and the opinion of the ADU market rent. The Appraiser must include the ADU opinion of market rent on Fannie Mae Form 1007/Freddie Mac Form 1000, Single Family Comparable Rent Schedule, as an attachment to the appraisal and include the following supplemental statement: “This form is completed to provide FHA an opinion of the market rent of the subject’s legally rentable Accessory Dwelling Unit (ADU). Sufficient competitive market data exists to develop credible results.” Appraisers completing the optional ADU market rent analysis must comply with FHA’s Appraiser Competency Requirement.

#8 Freddie Mac Seller/Servicer Guide Page 47

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the mandatory effective November 2, 2026 version of this section. This section contains requirements related to: Eligible properties with ADUs Ineligible properties with ADUs…

Freddie Mac Seller/Servicer Guide · Freddie_Mac_Guide_2026-06-25.txt · Page 47 · View at official source (guide.freddiemac.com) →

the mandatory effective November 2, 2026 version of this section. This section contains requirements related to: Eligible properties with ADUs Ineligible properties with ADUs Appraisal requirements Manufactured Home ADUs (a) Eligible properties with ADUs Freddie Mac will purchase an eligible Mortgage secured by a 1-, 2- or 3-unit property that has one ADU. For Mortgages secured by Manufactured Homes, including CHOICEHomes®, with an ADU, the primary dwelling unit must be a multiwide Manufactured Home. An ADU is classified as an additional finished area that: Includes a kitchen, bathroom and separate entrance. Note: The absence of cooking appliance(s) in a kitchen does not change the classification as an ADU. Is independent of the primary dwelling unit Is smaller in size than the primary dwelling unit (i.e., the ADU's finished area is less than the primary dwelling unit's finished area) and Contributes less to the value of the property than the primary dwelling unit Examples of eligible ADU configurations include: A 1-, 2-, or 3-unit dwelling with an ADU above a garage or outbuilding, A dwelling with an attached or detached ADU, or A dwelling with an ADU in the basement (b) Ineligible properties with ADUs Mortgages secured by the following ADU configurations are not eligible for purchase by Freddie Mac: A 2- or 3-unit property with an ADU that does not comply with zoning and land use requirements (illegal zoning) A 1-, 2- or 3-unit property with two or more ADUs A 4-unit property with an ADU (c) Appraisal requirements The appraiser must determine whether the subject property has an ADU and report the appraisal on the appropriate form. When determining whether the subject property has an ADU, the appraiser must consider zoning and land use requirements and all property characteristics, specifically the unit's utility and the property’s highest and best use. If the appraiser determines the subject property has an ADU, the appraisal report must include: A detailed description of the ADU Any effect the ADU has on the market value or marketability of the subject property Specific information about the ADU, including but not limited to its general condition, its room count (including the number of bedrooms and baths) and the finished square footage area (i) For properties with legal or legal non-conforming zoning compliance or locations without zoning If the subject property ADU complies with the zoning and land use requirements (legal or legal non-conforming or locations without

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