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ADU Solutions for Aging in Place in Gardena
Staying in their own homes allows many older adults in California to maintain comfort and independence, instead of moving to a senior care facility. The challenge is providing the support they need without increasing monthly costs, while also potentially increasing the value of their property. This article presents a simple solution to help meet these goals.
ADUs are a great way to create extra living space on your family's property. These small, separate units can be designed with safety features and layouts that suit seniors, offering an affordable and long-term housing option. They also help seniors stay close to their community and can be easily adapted later as their needs change.
Understanding ADUs and their Benefits for Aging in Place in Gardena
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small living space built on the same property as a main home. These units, often called granny flats or in-law suites, include basic features like a bedroom, bathroom, and kitchen. They can be attached to the main house, built separately, or created by converting an existing space.
Benefits of ADUs for Aging in Place
Flexible: If a senior no longer needs the ADU, it can be used by other family members or rented out for additional income.
Affordable: Building an ADU is usually cheaper than moving to a retirement home, making it a practical option for families.
Stay Close to Family: ADUs let seniors live near loved ones while keeping their independence, with help available when needed.
Easy to Use: ADUs can be designed with safety features like wider doors, single-level floors, and non-slip surfaces to make them more comfortable and accessible for seniors.
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 those with memory issues, can help them feel more secure and enjoy their daily activities. Small changes, like labeling items or rearranging furniture to reduce clutter, can help them move around more easily and avoid confusion.
A simple, one-story space with a bedroom, bathroom, and cozy seating is a great idea. Make sure the area is well-lit, add handrails where needed, and choose furniture with rounded edges to reduce the risk of injury. In the kitchen, open shelves or clear cabinets can make it easier to find things.
For added safety, consider installing motion-sensor lights or smart devices that can alert you if something goes wrong. These changes will help your parent 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, using a Home Equity Line of Credit (HELOC) to fund an ADU can be a financially smart choice. Once the ADU is built and your parents move in, renting out the main house could generate enough income to cover the HELOC payments. The key is making sure the rent from the main house is sufficient to cover the loan.
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 Gardena is $520,320. A loan that has a 6.5% interest rate, requires a monthly payment of $3,289. 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 $780,000 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 Gardena
Where can ADUs be built?
ADUs can only be built on properties that are zoned for residential or mixed-use.
What is the maximum size and height of an ADU in a single-family zone?
In Gardena, an ADU on a single-family property can be up to 1,000 square feet and 25 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones in Gardena, the size and height of an ADU are also limited to 1,000 square feet and 25 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Gardena is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main house doesn't require fire sprinklers, then the ADU won’t need them either. Building an ADU won’t make the main house require sprinklers.
Is independent access from the main house required?
While Gardena’s rules don’t specify this, most cities require that an ADU have a separate entrance from the main house.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, it's important to include features like ramps, handrails, and wider doors for easier access. Some of these features may need 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 solid, permanent foundations that meet California's building codes.
How fast can you build an ADU?
Building an ADU usually takes between 3 and 6 months, depending on factors like permits, design, and site conditions.
What are the rules for ADU ownership in Gardena?
Is the property owner required to live in the main house?
The Gardena Municipal Code does not specify if the property owner should live in the main house.
What are the rental regulations for an ADU?
In Gardena, ADUs or any other home on the property cannot be rented out for less than 31 consecutive days.
What permits are needed for an ADU?
If a detached garage is being removed to make space for an ADU, a demolition permit will be needed.
Resources and Where to Start in Gardena
To get started, Gardena residents can reach out to the Gardena 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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