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ADU Solutions for Aging in Place in Artesia
In California, a growing number of older adults wish to remain in their own homes instead of relocating to senior care facilities, as they value their independence and comfort in familiar settings. The challenge lies in making this choice affordable, while also having someone nearby for support and potentially enhancing property value. This article presents an option that meets all of these goals.
Building an ADU on a family property can be a helpful way to create a comfortable and safe living space for seniors. These small, separate units can be customized to fit their needs, with options for safety features and a layout that works for them. This approach allows seniors to live affordably and stay connected to their community, while the space can also be adapted for other uses in the future.
Understanding ADUs and their Benefits for Aging in Place in Artesia
What is an ADU?
An ADU, or Accessory Dwelling Unit, is a small, separate home built on the same lot as a main house. Often called granny flats, in-law units, or backyard cottages, these units include a kitchen, bathroom, and living areas. They can be attached to the main house, built as a detached structure, or created by converting part of the existing house.
Benefits of ADUs for Aging in Place
1. Staying Close to Family and Support
Moving away from a long-time home can be tough on seniors, who are used to their friends and community. Relocating requires adjusting to a whole new environment, which can be exhausting. An ADU on a family member's property allows seniors to keep their independence while being close to loved ones for support and reassurance.
2. Affordable Living Solution
Building an ADU generally costs less than moving into a retirement home. It also lets families save by enabling multiple generations to live on the same property, eliminating the need for extra housing.
4. Safe and Accessible Design
ADUs can be built to include features like single-level layouts, wider doorways, grab bars, and slip-resistant floors, all of which make daily life easier and safer for seniors with mobility challenges.
5. Flexible for the Long Term
ADUs are versatile spaces that can serve multiple purposes. Family members or caregivers can live there, or the unit can be rented out to bring in extra income if it’s no longer needed for senior living, making it a practical investment for the future.
Not sure which ADU option is right for you or your property?
ADU Homes
How to improve the property to fit your elderly parent?
Begin by considering how well your parent moves around and manages daily tasks. Think about their current needs as well as potential future limitations.
If they’re mostly independent but have difficulty with stairs, setting up a one-floor living space could help. This area could include essentials like a bedroom, bathroom, kitchen, and living room all on the same level.
Since remodeling your home can be costly and disruptive, an alternative is to add a separate unit, like an ADU, on the property. Whether it’s attached or detached from the main house, an ADU provides your parent with their own space while allowing easy access to family support.
If you plan to move out of the main house, you could rent it to a family willing to check on your parent. While this may reduce the rental income slightly, it provides peace of mind knowing someone is nearby to help if needed.
What are the economics of building an ADU for the aging-in-place scenario?
For many senior homeowners who no longer have a mortgage, adding an ADU can be a feasible financial option. If you're in this situation, you might use a Home Equity Line of Credit (HELOC) to fund the construction of the ADU. Once the ADU is built and your parents move in, you can rent out the main house and use the rental income to pay off the HELOC. The goal is to make sure the rental income from the main house covers the HELOC payments. While it may seem like a complicated plan, it can be an effective way to manage the costs.
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 Artesia is $514,608. A loan that has a 6.5% interest rate, requires a monthly payment of $3,283. 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 have 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 $840,000 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 Artesia
Where can ADUs be built?
ADUs are allowed in areas zoned for residential or mixed-use properties.
What is the maximum size and height of an ADU in a single-family zone?
In single-family residential zones, an ADU can be up to 1,000 square feet and as tall as 25 feet.
What is the maximum size and height of an ADU in a multi-family zone?
For properties in multi-family zones, ADUs may also reach a maximum of 1,000 square feet and 25 feet in height.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Artesia is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main house already requires fire sprinklers, the ADU will need them too. However, adding an ADU doesn’t mean you have to install fire sprinklers in the main home if they aren’t already needed there.
Is independent access from the main house required?
Yes, the ADU should have its own entrance separate from the main home’s.
What should be considered when designing an ADU for seniors?
If the ADU is for senior residents, it may need features like ramps, handrails, or level entryways to improve accessibility, which may require special permits.
Can you use a mobile structure as an ADU?
No, ADUs should be constructed on a permanent foundation and meet California’s building standards. Mobile homes or units on temporary supports like pier concrete are not allowed.
How fast can you build an ADU?
The ADU construction process typically spans 3 to 6 months, depending on design, permitting, and site conditions.
What are the rules for ADU ownership in Artesia?
Is the property owner required to live in the main house?
For ADUs approved between January 1, 2020, and January 1, 2025, the owner isn’t required to live on the property. However, for ADUs approved on or after January 1, 2025, the property owner should live on-site as their main and permanent residence, unless otherwise specified by law.
What are the rental regulations for an ADU?
An ADU cannot be rented out for periods shorter than 30 days, regardless of when it was built.
What permits are needed for an ADU?
Building permits are required for ADUs, with additional ADU permits needed in some cases, depending on the property type and ADU specifications. Certain ADUs on single-family and multifamily properties may only need a building permit, and all applications should be processed within 60 days.
Resources and Where to Start in Artesia
To get started, Artesia residents can reach out to the Artesia City Planning Department for ADU guidelines and zoning details.
ADU Analysis shows the maximum ADU size for the best return on your property.
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