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ADU Solutions for Aging in Place in Covina
For many seniors in California, staying in their own homes and neighborhoods is preferred for comfort and independence, instead of moving to an assisted living facility. The challenge lies in finding a way to keep this comfort without increasing monthly costs, while still having the support they need and possibly even increasing the home's value. This article provides an easy solution to make this possible.
Adding an ADU, a small living unit on your property, is a smart way to create more space. It offers an affordable solution for seniors living near family while maintaining independence. If space needs to change in the future, it can be adapted for other uses.
Understanding ADUs and their Benefits for Aging in Place in Covina
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small living space located on the same property as a main house or apartment. Also known as granny flats or in-law suites, these units include all the basic living necessities like a place to sleep, cook, and clean. They can be built as attached, detached, or by converting an existing space.
Benefits of ADUs for Aging in Place
Living Near Family: ADUs offer older adults a way to stay close to family while having their own private space, with help available if needed.
Affordable Alternative: Building an ADU is often a more budget-friendly choice than moving into a retirement community, allowing families to stay together without the high costs.
Design for Accessibility: ADUs can be designed to be safer for seniors, with features like wider doors, single-story layouts, and slip-resistant floors.
Flexible for the Future: If the ADU is no longer needed for a senior, it can be used for other purposes, such as renting it out or housing other family members.
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?
When setting up a living space for an elderly parent, especially one who may have memory issues, it's important to create a comfortable and safe environment that’s easy to move around in. Simple steps, like clearly labeling items or reorganizing furniture, can make a big difference in helping them feel more confident and reduce confusion.
A simple one-story ADU with a bedroom, bathroom, and cozy sitting area is a good option. Make sure the space has plenty of light, install handrails where needed, and choose furniture with soft, rounded edges to prevent accidents. In the kitchen, open shelves or clear cabinets will make it easier for your parent to find things.
For added safety, consider using smart technology like lights that turn on when motion is detected or alert systems that notify you of any issues. This allows your parent to live independently while giving you peace of mind that they are safe and nearby.
What are the economics of building an ADU for the aging-in-place scenario?
Many older couples have already paid off their mortgages, which can work in your favor. If this is your situation, you could consider a Home Equity Line of Credit (HELOC) to cover ADU construction costs. Once the ADU is finished and your parents or relatives move in, you could rent out the main house to help pay back the HELOC. The key factor is ensuring the rental income from the main house is enough to cover the HELOC payments. Although it may seem complex, using a simple example can help you see how the numbers might work.
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 Cudahy is $519,564. A loan that has a 6.5% interest rate, requires a monthly payment of $3,284. 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 $720,000 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 Covina
Where can ADUs be built?
ADUs can be built on properties that are zoned for either single-family or multi-family homes.
What is the maximum size and height of an ADU in a single-family zone?
In Covina, the maximum size for an ADU in a single-family zone is 1,000 square feet, and the height cannot exceed 16 feet.
What is the maximum size and height of an ADU in a multi-family zone?
The size limit for an ADU in Covina's multi-family zones is also 1,000 square feet, with a height limit of 16 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Covina is 4 feet from the property lines.
What are the safety regulations for an ADU?
Fire sprinklers are not required for an ADU unless they are also required for the main house, as determined by the Fire Marshal.
Is independent access from the main house required?
Yes, the ADU should have its separate exterior entrance, apart from the main home.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, consider adding ramps, handrails, and wider doors to make it easier to navigate. 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 since they only use temporary support. ADUs should be built on a permanent foundation following California’s building codes.
How fast can you build an ADU?
It usually takes about 3 to 6 months to build an ADU, depending on factors like permits, design, and site conditions.
What are the rules for ADU ownership in Covina?
Is the property owner required to live in the main house?
The Covina Municipal Code does not specify if the property owner should live in the main house.
What are the rental regulations for an ADU?
An ADU cannot be rented out for less than 30 days at a time.
What permits are needed for an ADU?
To build an ADU, you need to apply. Once a complete application is received, the city will review it within 60 days. Some ADUs only need a simple building permit, while others require additional planning review. Both types of ADUs should follow local building standards.
Resources and Where to Start in Covina
To get started, Covina residents can reach out to the Covina 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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