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ADU Solutions for Aging in Place in Calabasas
In California, many older adults prefer to remain in their own homes and familiar neighborhoods instead of relocating to retirement communities. The challenge, however, is finding a way to make this choice affordable in the long term, keeping monthly expenses steady while ensuring ongoing support and adding to the home’s value. This article explores a practical solution that tackles each of these issues.
Building an ADU, a small separate living area on your property, is a practical way to gain extra room. These units offer a cost-effective way for older adults to live close to family while keeping their independence. Later on, if needs shift, the space can be adapted for various other uses.
Understanding ADUs and their Benefits for Aging in Place in Calabasas
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small living area built on the same property as a main home or apartment building. Often called granny flats or in-law suites, these units come with basics like a bedroom, kitchen, and bathroom. They can be created as detached buildings, attached to the main home, or by converting existing spaces.
Benefits of ADUs for Aging in Place
1. Staying Near Family. An ADU lets older adults maintain their independence while staying close to loved ones for support and connection.
2. Lower Cost Than Retirement Homes. Constructing an ADU can be more affordable than moving into a retirement facility, enabling families to stay together without high expenses.
3. Comfort and Safety Features. ADUs can be built with features like wider doors, single-level layouts, and slip-resistant floors, which are ideal for seniors with mobility needs.
4. Adaptable for the Future. When no longer used by an older family member, the ADU can serve other purposes, such as a rental unit or living space for the family, keeping it useful over the long term.
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?
To make your home more suitable for an elderly parent with memory concerns, focus on creating a space that is comfortable, easy to use, and safe. Think about their specific needs, like adding simple signs to help them navigate or arranging furniture to minimize confusion.
A single-story ADU with a simpler layout—including a bedroom, bathroom, and a cozy sitting area—can be ideal. To keep them safe, make sure the space has plenty of lighting, add handrails for support, and choose furniture with smooth, rounded edges. In the kitchen, open shelving or clear cabinet doors can help them easily find what they need.
For extra reassurance, consider adding smart features like motion-activated lights or sensors to alert you if something seems off. This way, your parent can enjoy their independence while you have peace of mind knowing they are nearby and safe.
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 Calabasas is $522,240. A loan that has a 6.5% interest rate, requires a monthly payment of $3,300. 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 $960,000 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 Calabasas
Where can ADUs be built?
ADUs can be constructed on properties designated for single-family or multi-family use.
What is the maximum size and height of an ADU in a single-family zone?
In Calabasas, ADUs in single-family zones can be up to 1,200 square feet and up to 16 feet tall. If the ADU is above a garage, the height rules for the area apply.
What is the maximum size and height of an ADU in a multi-family zone?
In Calabasas, ADUs in multi-family zones can also be up to 1,200 square feet with a height limit of 16 feet. If the ADU is above a garage, the area's height rules apply.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Calabasas is 4 feet from the property lines.
What are the safety regulations for an ADU?
Fire sprinklers are only required if the main house also requires them.
Is independent access from the main house required?
Yes, an ADU should have its exterior entrance and cannot be directly connected to the main house.
What should be considered when designing an ADU for seniors?
For seniors, it’s important to add features like ramps, handrails, and wider doors to make the space more accessible. Some of these features may require special permits.
Can you use a mobile structure as an ADU?
No, mobile homes cannot be used as ADUs because they are not permanent structures. ADUs should be built on a permanent foundation and meet 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 Calabasas?
Is the property owner required to live in the main house?
The Calabasas Municipal Code does not specify if the property owner should live either in ADU or the main house.
What are the rental regulations for an ADU?
ADU rentals should last at least 30 days, which rules out options like vacation rentals or other short-term arrangements.
What permits are needed for an ADU?
To get an ADU permit, the primary home should first have a certificate of occupancy or similar approval. If the ADU involves converting an existing structure without prior permits, a safety inspection by the city’s building and fire officials is required. The ADU application is then reviewed by the community development director, who has 60 days to approve or deny it based solely on compliance with local codes. The director’s decision is final.
Resources and Where to Start in Calabasas
To get started, Calabasas residents can reach out to the Calabasas 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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