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ADU Solutions for Aging in Place in Del Mar

For many seniors, staying in their own homes feels more comfortable and secure than moving to a retirement facility. The challenge, however, is finding a way to offer the care they need without increasing costs, all while increasing the home’s value. This article offers a practical solution to help solve these problems.

Building an ADU on your property is an excellent way to provide seniors with a safe and personalized living space. These compact, self-contained homes can be designed with features that prioritize comfort and security. ADUs let seniors live close to family and maintain ties to their community, and they can also be repurposed for other uses in the future.

Understanding ADUs and their Benefits for Aging in Place in Del Mar

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 as granny flats, in-law suites, or backyard cottages, these units include a kitchen, bathroom, and living area. They can be a separate building, an extension of the main house, or even a converted space like a garage.

Benefits of ADUs for Aging in Place

(1) Cost-Effective Housing Option

ADUs offer an affordable choice for seniors who want to avoid moving to a retirement community. Families can live together on the same property, saving money and staying close.

(2) Designed for Safety and Comfort

ADUs can be customized with features that make life easier and safer for seniors, like ramps, wider doors, grab bars, and slip-resistant floors.

(3) Flexible for Future Use

ADUs can be adapted later to house caregivers or other family members or even rented out to earn extra income.

(4) Stay Close to Family

Moving away from loved ones can be tough for seniors. ADUs allow them to live independently while staying near family, keeping them connected and supported.

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

Home to Home

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

Start by evaluating how well your parent is managing on their own and think about what kind of help they might need in the future. It can be tough to plan, but it’s an important first step.

If your parent is mostly independent but struggles with stairs, consider creating a one-story living space. This way, all the main rooms—like the bedroom, bathroom, kitchen, and living area—are on the same level.

Rather than making expensive and disruptive changes to your main house, adding a separate unit like an ADU could be a simpler option. Whether it's attached or a stand-alone structure, an ADU lets your parent have their own space while still being close to family.

If you’re not living in the main house, you could rent it to tenants who can assist your parent when needed. While you might have to accept a lower rent, having someone nearby to help out might be worth it.

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 Del Mar is $442,260. A loan that has a 6.5% interest rate, requires a monthly payment of $2,795. 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 $1,790,400 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 Del Mar

Where can ADUs be built?

ADUs can be constructed on properties in various residential and mixed-use zones, such as:

Very Low-Density Residential Zone (R1-40)
Modified Low-Density Residential Zone (R1-14)
Low Density Residential Zone (R1-10)
Low Density-Beach Residential Zone (R1-10B)
Medium Density Single-Family Residential Zone (R1-5)
Medium Density Single-Family Residential Zone-Beach (R1-5B)
Medium Density Single-Mixed Residential-East (RM-East)
Medium Density Mixed Residential-West (RM-West)
Medium Density Mixed Residential-Central (RM-Central)
High Density Mixed Residential (R-2)
Residential-Commercial Zone (RC)
Carmel Valley Precise Plan Specific Plan (CVPP)

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

In single-family areas, an ADU can be as large as 1,000 square feet and up to 14 feet tall.

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

ADUs are not allowed in multifamily properties.

What is the minimum setback for an ADU?

The minimum setback for an ADU in Del Mar is 4 feet.

What are the safety regulations for an ADU?

If the main house doesn’t have a fire sprinkler system, the ADU doesn’t need one either.

Is independent access from the main house required?

While not explicitly stated in Del Mar’s rules, it’s generally expected that an ADU will have its own separate entrance from the main house.

What should be considered when designing an ADU for seniors?

For seniors, you might want to include features like ramps, handrails, or step-free entrances for added safety. These changes could require extra permits.

Can you use a mobile structure as an ADU?

Mobile homes on temporary foundations are not allowed. ADUs should have a permanent foundation and comply with California’s building codes.

How fast can you build an ADU?

Typically, building an ADU takes between 3 and 6 months, depending on permit approval, design, and construction time.

What are the rules for ADU ownership in Del Mar?

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

The owner should live on the property in the main house or the ADU.

What are the rental regulations for an ADU?

If the ADU is rented, the lease should be for at least 30 days in a row, except in the Residential-Commercial zone.

What permits are needed for an ADU?

A building permit is necessary to build an ADU. This includes approvals for plumbing, electrical, and mechanical systems. After submitting your application, the county will review it and decide within 60 days if the ADU is connected to an existing home.

Resources and Where to Start in Del Mar

To get started, Del Mar residents can reach out to the Del Mar 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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