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ADU Solutions for Aging in Place in Duarte
Staying in their own homes is a preferred choice for many older adults in California, as it offers comfort and independence compared to moving to a senior living facility. The challenge is finding a way to support them without increasing monthly expenses, while also ensuring they have the help they need and potentially increasing the value of the property. This article provides a straightforward solution to meet these needs.
ADUs provide a great solution by adding adaptable living spaces to your family’s property. These small, separate units can be designed with safety features and layouts that cater to seniors, offering an affordable and long-term living option. They help seniors stay connected to their community and can easily be repurposed in the future as needs change.
Understanding ADUs and their Benefits for Aging in Place in Duarte
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small living area built on the same property as a main home. Often referred to as granny flats or in-law suites, these units come with necessities like a bedroom, bathroom, and kitchen. They can be attached to the main house, built separately, or created by converting an existing space into a living area.
Benefits of ADUs for Aging in Place
Flexible Use: If no longer needed for a senior, the ADU can be used by other family members or rented out for extra income.
Cost-Effective: Building an ADU is usually cheaper than moving to a retirement home, making it a smart choice for families.
Stay Close to Loved Ones: ADUs let seniors live near family while maintaining their independence, with support available when needed.
Easier to Navigate: ADUs can be designed with features like wider doors, single-level floors, and slip-resistant surfaces to make them safer and easier to use for seniors.
Not sure which ADU option is right for you or your property?
Cali ADU Design + Build
How do you improve the property to fit your elderly parent?
Improving your home to make it safer and more comfortable for an elderly parent, especially if they have memory issues, can help them feel more secure and enjoy daily activities. Simple changes like labeling items or rearranging furniture to reduce clutter can help them move around more easily and avoid confusion.
A basic, single-story space with a bedroom, bathroom, and cozy sitting area is a great option. Ensure the area is well-lit, add handrails where needed, and choose furniture with soft, rounded edges to minimize the risk of injury. In the kitchen, open shelves or clear cabinets can make things easier to find.
For added safety, consider installing motion-sensor lights or smart devices that can alert you if something goes wrong. These changes allow your parent to maintain their independence while giving you peace of mind knowing they are safe and close by.
What are the economics of building an ADU for the aging-in-place scenario?
For older couples who have already paid off their mortgage, this can be a financially beneficial situation. They could use a Home Equity Line of Credit (HELOC) to fund the construction of an ADU. Once the ADU is complete and your parents move in, renting out the main house could bring in income to help pay off the HELOC. The key is ensuring that the rent from the main house is enough to cover the loan payments. While it may seem complicated at first, a simple example can help make it easier to understand and manage.
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 Duarte is $521,796. A loan that has a 6.5% interest rate, requires a monthly payment of $3,298. 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 $660,000 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 Duarte
Where can ADUs be built?
ADUs can only be constructed on properties that are zoned for residential use.
What is the maximum size and height of an ADU in a single-family zone?
In Duarte, the largest an ADU can be in a single-family area is 1,000 square feet, with a maximum height of 16 feet.
What is the maximum size and height of an ADU in a multi-family zone?
ADUs in Duarte's multi-family zones are also limited to 1,000 square feet and a height of 16 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Duarte is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main house is required to have fire sprinklers, any attached or converted ADU should also include them.
Is independent access from the main house required?
Yes, an ADU must have its separate exterior entry. This door should be placed to maintain privacy for both the main house and nearby properties, and it should not be visible from the street.
What should be considered when designing an ADU for seniors?
When designing for seniors, it’s essential to include ramps, handrails, and wider doorways for better accessibility. Some of these modifications may require special permits.
Can you use a mobile structure as an ADU?
Mobile homes cannot be used as ADUs because they don’t have permanent foundations. ADUs should be built on solid, permanent foundations that meet California's building codes.
How fast can you build an ADU?
Building an ADU typically takes 3 to 6 months, depending on the permits, design, and site conditions.
What are the rules for ADU ownership in Duarte?
Is the property owner required to live in the main house?
Yes, starting January 1, 2025, the property owner should live in either the main house or the ADU.
What are the rental regulations for an ADU?
While Duarte's regulations don’t give specific details, most ADUs can only be rented out for 30 days or longer.
What permits are needed for an ADU?
To build an ADU, the property owner should obtain an ADU permit, as well as any necessary building permits, tree removal permits (if needed), and any other construction-related permits.
Resources and Where to Start in Duarte
To get started, Duarte residents can reach out to the Duarte 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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