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ADU Solutions for Aging in Place in Alhambra

For many older adults in California, aging in place is a top priority—they want to keep the comfort, independence, and familiarity of their own homes and communities rather than moving to senior facilities. The challenge lies in finding a practical solution that doesn’t add monthly expenses, while also having someone available to check in on your parents and even increase the property’s value. This article presents a solution to achieve all of these goals.

ADUs provide a useful option by adding a small, separate living space on your family’s property. These units can be tailored to include safety features and layouts that meet seniors' needs, offering a cost-effective way to ensure they can live comfortably nearby. ADUs make it possible for seniors to stay connected to their community and allow for adaptable future uses.

Understanding ADUs and their Benefits for Aging in Place in Alhambra

What is an ADU?

An ADU (Accessory Dwelling Unit) is a small, separate living space on the same property as a main house. Also known as granny flats, in-law units, or backyard cottages, it is fully equipped with a kitchen, bathroom, and living areas. ADUs can be built as attached, detached, or by converting an existing space in the main house.

Benefits of ADUs for Aging in Place

Staying Close to Family and Support

For seniors, leaving a long-time home can be difficult, as it often means leaving behind friends and social connections. Adapting to a new environment can be tiring and stressful. An ADU built on the same property as a family allows seniors to maintain their independence while staying close to loved ones for assistance when needed, creating a reassuring setup for both seniors and their families.

Affordable Option

Constructing an ADU generally costs less than relocating to a retirement facility. It also allows families to save money by enabling multiple generations to live on the same property without needing additional real estate.

Built for Safety and Accessibility

ADUs can be customized for senior safety, with features like single-story designs, wider doorways, handrails, and slip-resistant flooring—making daily life safer and easier for those with mobility challenges.

Adaptable for Future Needs

ADUs are versatile spaces. They can later serve family members, and caregivers, or even be rented for extra income if they are no longer needed for senior living, adding long-term value and flexibility.

Not sure which ADU option is right for you or your property?

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How to improve the property to fit your elderly parent?

Begin by evaluating your parent’s current mobility and ability to manage daily tasks. It’s essential to consider not only their present needs but also to plan for potential future challenges.

If they are still mostly independent but find it hard to navigate stairs to reach their bedroom, it may be time to create a single-level living space. This setup would provide them with essential amenities—like a bedroom, kitchen, bathroom, and living area—all on one level.

Renovating the existing home to accommodate these needs can be costly, disruptive, and challenging, so an ideal solution is to construct a self-contained living space, such as an ADU, on the property. Whether the ADU is attached or detached, it offers privacy for your parent while still being close to the main home.

If you don’t plan to live in the main house yourself, consider renting it to a family who agrees to check in on your parent. While this arrangement may slightly reduce the rental income, the added peace of mind is well worth it.

What are the economics of building an ADU for the aging-in-place scenario?

For many older couples who have already paid off their home mortgage, building an ADU can be financially manageable. If this is your situation, a Home Equity Line of Credit (HELOC) could cover the cost of building the ADU. After it’s built and your parents move into the ADU, you could rent out the main house, using that income to cover the HELOC payments. The goal is to ensure that the rental income from the main house is enough to fully cover these payments. Although it may seem complex, this approach can make the numbers work.

Let's consider that your parents would be happy to live in a 2 bedroom with 2 bath ADU. The size for such an ADU is approx. 1,200 sq. ft. The cost of a 1,200 sq. ft. ADU in Alhambra is $521,412. A loan that has a 6.5% interest rate, requires a monthly payment of $3,296. Ideally, you could rent the main house with at least the same amount as your payments for the HELOC. This way you will break even on your monthly expenses, while you are having someone keeping an eye on your parents and increasing the value of this property.

Besides providing the right living spaces for your parents at potentially break-even costs per month, this ADU could add around $900,000 to the property’s market value if you decide to sell.

ADUs can increase the value of your property. Learn how much they could add.

ADU design restrictions in Alhambra

Where can ADUs be built?

ADUs can be built on properties zoned for single-family, multi-family, or mixed-residential uses.

What is the maximum size and height of an ADU in a single-family zone?

In single-family zones, an ADU can be up to 1,200 square feet with a maximum height of 25 feet.

What is the maximum size and height of an ADU in a multi-family zone?

For multi-family zones, ADUs can reach 800 square feet and 18 feet in height, with an allowance for an additional two feet if matching the primary structure's roof pitch.

What is the minimum setback for an ADU?

The minimum setback for an ADU in Alhambra is 4 feet.

What are the safety regulations for an ADU?

ADUs should follow current building, health, and fire safety codes, but fire sprinklers are not required if they are not necessary for the main home.

Is independent access from the main house required?

An attached ADU shall have exterior access from a proposed or existing single-unit dwelling.

What should be considered when designing an ADU for seniors?

ADUs for aging in place may need accessible design features like ramps, handrails, or no-step entries, which may also require special permits.

Can you use a mobile structure as an ADU?

No, ADUs should have a permanent foundation and comply with California’s Building or Residential Codes; mobile structures on temporary supports like pier concrete do not qualify.

How fast can you build an ADU?

An ADU takes 3 to 6 months to complete, depending on permits, design plans, and construction conditions.

What are the rules for ADU ownership in Alhambra?

Is the property owner required to live in the main house?

No, there is no requirement for the owner to live in either the main residence or the ADU. Owner-occupancy is not required for ADUs.

What are the rental regulations for an ADU?

Although Alhambra’s Municipal Code doesn’t specify, most ADUs are typically restricted to rentals of 30 days or more.

What permits are needed for an ADU?

An ADU project requires a Building Permit, obtained by submitting plans to the Building Division through the online Permit Portal. Once submitted, the plans will be reviewed by relevant departments. After all approvals are received, the Building Permit will be issued to the applicant.

Resources and Where to Start in Alhambra

To get started, Alhambra residents can reach out to the Alhambra City Planning Department for ADU guidelines and zoning details.