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ADU Solutions for Aging in Place in Avalon
Many older adults in California prefer aging in place, valuing the comfort, familiarity, and independence of staying in their own homes and communities instead of relocating to senior living facilities. The challenge is finding a sustainable solution that avoids extra monthly expenses while ensuring someone is nearby to help and also boosting the property's value. This article presents the solution to meet all of these needs.
ADUs provide a smart way to create comfortable and adaptable living spaces on your family’s property. These compact, self-contained units can be tailored with safety features and layouts that work for seniors, offering affordable, long-term living while helping them stay close to family and community. They also offer the flexibility to be used in different ways in the future.
Understanding ADUs and their Benefits for Aging in Place in Avalon
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small, separate living space built on the same property as a main house. Known by other names like granny flats or in-law suites, ADUs come with their kitchen, bathroom, and living areas. They can be attached to the main home, built as a separate structure, or even created by converting an existing part of the house.
Benefits of ADUs for Aging in Place
1. Staying Close to Family
For seniors, moving away from their homes can be emotionally tough. An ADU on a relative’s property lets them keep their independence while staying close to family, which can be a huge comfort and help for any support they need.
2. More Affordable Than a Retirement Home
Building an ADU is often cheaper than moving into a retirement facility. It also allows different generations of a family to live together, saving money by reducing the need for additional housing.
3. Safe and Easy to Navigate
ADUs can be designed with safety in mind—things like wide doorways, single-level layouts, grab bars, and slip-resistant floors—making daily tasks safer and simpler for seniors, especially those with mobility issues.
4. Long-Term Flexibility
ADUs are adaptable. If the senior no longer needs to live in the unit, it can be rented out for extra income, or other family members or caregivers can use the space, making it a smart investment that serves multiple purposes.
Not sure which ADU option is right for you or your property?
Cali ADU Design + Build
How to improve the property to fit your elderly parent?
Start by thinking about how your parent moves around and handles everyday activities. Consider not just what they need now, but also what they might need in the future as their abilities change.
If your parent is mostly independent but struggles with stairs, creating a living space all on one floor could be a good solution. This could include everything they need—like a bedroom, bathroom, kitchen, and living area—on the same level for easier access.
Instead of making expensive and disruptive changes to your home, consider building a separate unit on the property, like an ADU. Whether attached or detached from the main house, an ADU gives your parent their own space, while still allowing them to be close to family support.
If you decide to move out, you could rent the main house to another family who can check in on your parent. Though this may lower the rental income a bit, it offers peace of mind knowing someone is nearby to offer assistance 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 Avalon is $521,676. A loan that has a 6.5% interest rate, requires a monthly payment of $3,328. 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 $780,000 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 Avalon
Where can ADUs be built?
ADUs are allowed on residential or mixed-use properties.
What is the maximum size and height of an ADU in a single-family zone?
In single-family zones, ADUs can be up to 1,000 square feet and reach a height of 25 feet.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones, the maximum size and height are also 1,000 square feet and 25 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Avalon is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main home requires fire sprinklers, the ADU must have them as well. However, building an ADU does not require adding fire sprinklers to the primary home if they aren’t already needed there.
Is independent access from the main house required?
Yes, the ADU should have an entrance that is independent of the main house.
What should be considered when designing an ADU for seniors?
For ADUs intended for elderly residents features like ramps, handrails, or level entryways may be needed for accessibility, which could require special permits.
Can you use a mobile structure as an ADU?
No, ADUs should have a permanent foundation and comply with the California Building or Residential Code. Temporary structures, such as mobile homes or units on pier foundations, are not allowed.
How fast can you build an ADU?
Building an ADU usually takes between 3 to 6 months, depending on the design, permits, and site conditions.
What are the rules for ADU ownership in Avalon?
Is the property owner required to live in the main house?
For ADUs approved between January 1, 2020, and January 1, 2025, there is no rule requiring the owner to live on the property. However, for ADUs approved on or after January 1, 2025, the owner should live on the property as their main and permanent residence, unless otherwise specified by local laws.
What are the rental regulations for an ADU?
ADUs cannot be rented out for periods shorter than 30 days, regardless of their construction date.
What permits are needed for an ADU?
To build an ADU, you'll need a building permit, and in some cases, an additional ADU permit, depending on the type of property and the design of the unit. For some properties, like single-family or multi-family homes, a building permit alone might be enough, and all applications should be reviewed within 60 days.
Resources and Where to Start in Avalon
To get started, Avalon residents can reach out to the Avalon 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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