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ADU Solutions for Aging in Place in Coronado

Many seniors prefer living in their own homes because it gives them a sense of comfort, independence, and security, rather than moving to a retirement community. The difficulty, however, lies in figuring out how to provide the necessary care without adding extra expenses, while also boosting the value of the home. This article presents a practical solution to address these concerns.

Adding an ADU to your family’s property is a great way to create a secure and tailored living space for seniors. These small, independent units can be designed with safety and comfort in mind. ADUs allow seniors to stay near their loved ones and stay connected to their community, while also offering the option to be used for other purposes down the line.

Understanding ADUs and their Benefits for Aging in Place in Coronado

What is an ADU?

An ADU (Accessory Dwelling Unit) is a small living space built on the same property as a main house. Sometimes called granny flats, in-law suites, or backyard cottages, these units are fully equipped with a kitchen, bathroom, and living area. They can either be a separate structure, an addition to the main house, or a repurposed space like a garage.

Benefits of ADUs for Aging in Place

(1) Affordable Living Option
ADUs provide an inexpensive alternative to moving to a senior living facility. Families can stay together on the same property, lowering living costs while remaining close.

(2) Designed for Safety and Comfort
ADUs can be customized to make daily life easier for seniors, with features like ramps, wider doorways, grab bars, and floors that reduce the risk of slipping.

(3) Versatile for Future Use
ADUs can be repurposed later on, whether to accommodate caregivers, or family members, or even rented out to generate extra income.

(4) Stay Near Family
For seniors, relocating can be hard. ADUs let them live independently while staying close to their loved ones, ensuring they remain connected and supported.

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

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How do you improve the property to fit your elderly parent?

Start by assessing how your parent is managing on their own and consider what support they might need in the future. Planning for the future can be challenging, but it's a necessary step.

If your parent is generally independent but has trouble with stairs, creating a living space that’s all on one floor might be a good solution. This would mean placing all essential rooms—like the bedroom, bathroom, kitchen, and living room—on the same level.

Instead of making costly and disruptive changes to your main house, adding a separate unit like an ADU could be an easier option. Whether it’s attached to the main house or built separately, an ADU gives your parent their own space while keeping them close to family.

If you won’t be living in the main house, you might consider renting it to tenants who can assist your parent when needed. While this might mean accepting lower rent, having someone nearby to provide help could be a worthwhile trade-off.

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

The good thing is that many older couples have already paid off their mortgage. If that’s true for your parents, you could consider getting a HELOC (Home Equity Line of Credit) to finance the cost of building an ADU. Once the ADU is ready and your parents move into it, you could rent out the main house to help cover the HELOC payments. The important part is making sure the rent from the main house is enough to cover those payments. It might sound tricky, but using an example to calculate the costs can make it clearer.

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 Coronado is $440,736. A loan that has a 6.5% interest rate, requires a monthly payment of $2,785. 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 $955,200 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 Coronado

Where can ADUs be built?

ADUs can be constructed on properties intended for either single-family or multi-family use.

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

In single-family areas, an ADU can be up to 1,000 square feet and 16 feet tall at most.

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

In multi-family areas, the maximum size and height are the same—1,000 square feet and 16 feet tall.

What is the minimum setback for an ADU?

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

What are the safety regulations for an ADU?

ADUs do not need fire sprinklers unless the main house also requires them. Adding an ADU won't require sprinklers to be installed in the main house if they're not already needed.

Is independent access from the main house required?

Although Coronado’s regulations don't explicitly mention it, most places require an ADU to have its own separate entrance from the main house.

What should be considered when designing an ADU for seniors?

When designing an ADU for older adults, consider adding features like ramps, handrails, or entrances without steps for safety. These changes may need extra permits.

Can you use a mobile structure as an ADU?

No, mobile homes on temporary foundations are not allowed. ADUs should have a permanent foundation and meet California’s building codes.

How fast can you build an ADU?

Building an ADU generally takes 3 to 6 months, depending on how long the permit process, design, and construction take.

What are the rules for ADU ownership in Coronado?

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

The Coronado Municipal Code does not specify if the property owner needs to live in the main house.

What are the rental regulations for an ADU?

ADUs can only be rented out for periods of 6 months or longer.

What permits are needed for an ADU?

A building permit is needed, which covers areas like plumbing, electrical, and mechanical work. After you submit your application, the county will review it and decide within 60 days if the ADU is attached to an existing home.

Resources and Where to Start in Coronado

To get started, Coronado residents can reach out to the Coronado 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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