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ADU Solutions for Aging in Place in El Monte

Maintaining comfort and independence is a top priority for many older adults in California, which is why many prefer staying in their own homes rather than moving to a senior living facility. The challenge lies in finding a way to provide the necessary support without increasing monthly expenses, while also ensuring their safety and potentially increasing the property's value. This article presents an easy solution to meet these needs.

ADUs offer a smart solution by creating flexible living spaces on your family’s property. These small, standalone units can be designed with safety features and layouts that are ideal for seniors, providing an affordable and lasting living option. They allow seniors to remain close to their community and can easily be updated for other uses as needs change over time.

Understanding ADUs and their Benefits for Aging in Place in El Monte

What is an ADU?

An ADU (Accessory Dwelling Unit) is a small living space built on the same property as a main home. These are often called granny flats or in-law suites and include essentials like a bedroom, bathroom, and kitchen. They can be attached to the main house, built separately, or made by converting an existing area.

Benefits of ADUs for Aging in Place

Versatile: If the ADU is no longer needed for a senior, it can be used by other family members or rented out for extra income.

Affordable: Building an ADU is usually more cost-effective than moving to a retirement home, making it a good option for families.

Stay Close to Family: ADUs allow seniors to live near family members while keeping their independence, with help available when necessary.

User-Friendly: ADUs can be designed with features like wider doors, single-story layouts, and non-slip floors to make them safer and easier for seniors to navigate.

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?

Making your home safer and more comfortable for an elderly parent, especially if they have memory challenges, can help them feel more secure and enjoy their daily routines. Simple changes, like labeling things or rearranging furniture to reduce clutter, can make it easier for them to move around and prevent confusion.

A simple, one-level space with a bedroom, bathroom, and comfortable seating is a great idea. Make sure the area is well-lit, add handrails where necessary, and pick furniture with rounded edges to lower the risk of injury. In the kitchen, using open shelves or clear cabinets can help make things easier to find.

For extra safety, you might consider adding motion-sensor lights or smart devices that can alert you if something goes wrong. These adjustments help your parent keep their independence while giving you peace of mind knowing they are safe and nearby.

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 El Monte is $519,648. A loan that has a 6.5% interest rate, requires a monthly payment of $3,285. 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 El Monte

Where can ADUs be built?

ADUs can only be built on residential or MMU-zoned properties that already have a home or are proposed to have one.

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

In El Monte, the maximum ADU size in a single-family zone can be 1,000 square feet and up to 30 feet tall.

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

ADUs in multi-family zones in El Monte are also limited to 1,000 square feet and a height of 30 feet.

What is the minimum setback for an ADU?

The minimum setback for an ADU in El Monte is 4 feet from the property lines.

What are the safety regulations for an ADU?

ADUs do not need fire sprinklers unless the main house requires them.

Is independent access from the main house required?

Yes, an attached ADU should have a separate exterior entrance from the main house.

What should be considered when designing an ADU for seniors?

For seniors, it's important to include features like ramps, handrails, and wider doors for easier access. Some changes may require special permits.

Can you use a mobile structure as an ADU?

Mobile homes cannot be used as ADUs because they lack permanent foundations. ADUs should be built on stable, permanent foundations that follow California’s building codes.

How fast can you build an ADU?

Building an ADU usually takes 3 to 6 months, depending on factors like permits, design, and site conditions.

What are the rules for ADU ownership in El Monte?

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 home or the ADU on the property. This rule will apply to all ADUs approved from January 2, 2025, onward.

What are the rental regulations for an ADU?

ADUs should be rented for at least 30 days in a row. Short-term rentals are not allowed.

What permits are needed for an ADU?

To construct an ADU, the property owner will need to get both a building permit and an ADU permit.

Resources and Where to Start in El Monte

To get started, El Monte residents can reach out to the El Monte City Planning Department for ADU guidelines and zoning details.

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