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ADU Solutions for Aging in Place in Burbank
As Californians age, many choose to stay in their own homes and familiar communities rather than move to a retirement facility. The difficulty, however, lies in figuring out how to make this option affordable over time without raising monthly costs, while still providing consistent support and improving the home's value. This article presents a practical approach to address all of these challenges.
Adding an ADU, a small independent living area on your property, is a smart way to create extra space. These units provide a budget-friendly option for older adults to stay near family while still living on their own. If circumstances change later, the space can easily be used for different purposes.
Understanding ADUs and their Benefits for Aging in Place in Burbank
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small living space located on the same property as a main house or apartment building. Also known as granny flats or in-law suites, these units include essential living areas like a bedroom, kitchen, and bathroom. They can be built as attached, detached, or by converting an existing space.
Benefits of ADUs for Aging in Place
- Staying Close to Family. Having an ADU on a family member’s property allows older adults to keep their independence while being nearby for support and companionship.
- More Affordable than Retirement Homes. Building an ADU can be less expensive than moving into a retirement community, allowing families to stay together without the high costs.
- Designed for Comfort and Safety. ADUs can be customized with features like wider doorways, one-story layouts, and non-slip floors, which are especially helpful for seniors with mobility issues.
- Long-Term Use. If the ADU is no longer needed by an older family member, it can be rented out to generate income or used by others in the family, keeping it functional and valuable for years to come.
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?
If your aging parent is experiencing memory challenges, it’s important to design a living space that’s easy to use, safe, and familiar. Start by identifying their needs, such as using visual clues to help them find their way or simplifying the layout to reduce confusion.
A one-level ADU with an uncomplicated layout, including a bedroom, bathroom, and cozy living area, would be a good option. To enhance safety, include bright lighting, handrails, and furniture with rounded corners. For the kitchen, consider open shelves or transparent cabinet doors to make everyday items easy to locate.
For added reassurance, you can install smart home features like motion-activated lighting or sensors that notify you if something unusual happens. This approach lets your parent remain independent while giving you peace of mind knowing they’re safe and close by.
What are the economics of building an ADU for the aging-in-place scenario?
The good part is that most of the aged couples have already paid off their mortgage for the property. If this is the situation in your case, then you can get a HELOC to pay for the cost of an ADU. Once the ADU is completed and your folks move in, you can rent the main house to start to make the payments for the HELOC. Now, the key is to be able to rent the existing house for an amount large enough to cover the HELOC payments. It may sound complicated, but you can take this example to run your numbers.
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 Burbank is $517,788. A loan that has a 6.5% interest rate, requires a monthly payment of $3,272. Ideally, you could rent the main house with at least the same amount as your payments for the HELOC. This way you'll break even on your monthly expenses, while you're 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 $1,020,000 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 Burbank
Where can ADUs be built?
ADUs can be built in areas zoned for single-family and multi-family homes, such as R-1, R-2, R-3, R-4, MDR-3, MDR-4, and R-1-H zones.
What is the maximum size and height of an ADU in a single-family zone?
In Burbank, ADUs in single-family areas can be up to 1,000 square feet and have a maximum height of 30 feet.
What is the maximum size and height of an ADU in a multi-family zone?
In Burbank, ADUs in multi-family areas can be up to 1,000 square feet and reach a height of up to 20 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Burbank is 4 feet from the property lines.
What are the safety regulations for an ADU?
In any zone where ADUs are allowed, if the main home requires fire sprinklers, the ADU should have them too. However, if fire sprinklers are not needed for the main house, they won’t be required for the ADU either. Building an ADU will not trigger a requirement to install sprinklers in an existing home.
Is independent access from the main house required?
Although Burbank’s municipal codes don’t specifically mention it, most places require an ADU to have a separate entrance from the main house.
What should be considered when designing an ADU for seniors?
When planning an ADU for elderlies, it's essential to include features like ramps, handrails, and wider doorways to ensure accessibility. Some of these features may need special permits.
Can you use a mobile structure as an ADU?
No, mobile homes cannot be used as ADUs because they are temporary structures. ADUs need to be built on a permanent foundation and should comply with California's building codes.
How fast can you build an ADU?
Building an ADU typically takes between 3 to 6 months, depending on factors like permits, design, and construction conditions.
What are the rules for ADU ownership in Burbank?
Is the property owner required to live in the main house?
Yes. The property owner should live in either the main house or the ADU on the property. The owner should sign an agreement with the city, which will be recorded on the property, confirming they live there as their primary residence. After the ADU is approved and built, the property owner should provide confirmation every year that they still live on the property. Failure to do so can result in violations.
What are the rental regulations for an ADU?
If the ADU is being rented out, the rental period should be longer than 30 days.
What permits are needed for an ADU?
If you're replacing a detached garage with an ADU, you will need to apply for a demolition permit to remove the garage. This permit will be reviewed and issued at the same time as the building permit for the new ADU.
Resources and Where to Start in Burbank
To get started, Burbank residents can reach out to the Burbank 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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