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ADU Solutions for Aging in Place in El Segundo
Comfort and independence are key reasons why many older adults in California choose to stay in their own homes rather than move to a senior living facility. The challenge is finding a way to provide the support they need without increasing monthly expenses, while also potentially enhancing the value of their property. This article presents a simple solution to help meet these goals.
ADUs are an excellent way to add flexible living spaces to your family’s property. These small, independent units can be customized to include safety features and layouts that are perfect for seniors, providing an affordable and lasting living solution. They also allow seniors to remain close to their community and can be easily updated in the future as needs evolve.
Understanding ADUs and their Benefits for Aging in Place in El Segundo
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small living space located on the same property as a main house. These units are often referred to as granny flats or in-law suites and come with basic amenities like a bedroom, bathroom, and kitchen. They can either be attached to the main house, built as a separate structure, or created by converting an existing space.
Benefits of ADUs for Aging in Place
Flexible: If the ADU is no longer needed by a senior, it can be used by other family members or rented out for extra income.
Cost-Effective: Constructing an ADU is typically less expensive than relocating to a retirement home, making it a practical choice for families.
Stay Close to Loved Ones: ADUs enable seniors to live near family while maintaining their independence, with support available when needed.
Easy to Navigate: ADUs can be designed with features such as wider doorways, single-story layouts, and slip-resistant floors, making them safer and more comfortable for seniors to move around.
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 Segundo is $520,272. A loan that has a 6.5% interest rate, requires a monthly payment of $3,288. 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 $1,140,000 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 Segundo
Where can ADUs be built?
ADUs can only be constructed on properties zoned for residential or mixed-use purposes.
What is the maximum size and height of an ADU in a single-family zone?
In El Segundo, an ADU in a single-family zone can be up to 1,000 square feet and 32 feet high.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones in El Segundo, ADUs are also limited to 1,000 square feet and a height of 32 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in El Segundo is 4 feet from the property lines.
What are the safety regulations for an ADU?
Fire sprinklers are only required for ADUs if the main house on the property also needs them.
Is independent access from the main house required?
Yes, if the ADU is attached to or part of the main house, it should have a separate entrance. This entrance cannot face the front yard and should be located at the side or back of the main house.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, it’s essential to include easy-access features like ramps, handrails, and wider doors. Some of these adjustments may need 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 standards.
How fast can you build an ADU?
Building an ADU typically takes between 3 to 6 months, depending on factors such as permits, design, and site conditions.
What are the rules for ADU ownership in El Segundo?
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 lot as their primary residence. If the owner does not live in one of these units, the ADU will be considered non-livable and cannot be rented out or used as a home.
What are the rental regulations for an ADU?
ADUs can only be rented out for a minimum of 30 days. Short-term rentals are not allowed.
What permits are needed for an ADU?
To build an ADU, the property owner will need to obtain a building permit.
Resources and Where to Start in El Segundo
To get started, El Segundo residents can reach out to the El Segundo 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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