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ADU Solutions for Aging in Place in Hawaiian Gardens
Many older adults in California prefer staying in their own homes to keep their independence and comfort, instead of moving to a senior care facility. The challenge is finding a way to provide the support they need without driving up expenses, while also possibly increasing the value of their property. This article looks at a simple solution to achieve these goals.
ADUs are a great way to add extra living space to your property. These small, independent units can be designed with features that make them safer and easier for seniors to live in, providing an affordable, long-term housing solution. They allow seniors to remain close to their community and can be adjusted later to meet changing needs.
Understanding ADUs and their Benefits for Aging in Place in Hawaiian Gardens
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small home located on the same property as a larger main house. Often called granny flats or in-law suites, these units have essential features like a bedroom, bathroom, and kitchen. They can be built as a separate structure, attached to the main house, or by converting a space like a garage.
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 extra income.
Cost-Effective: Building an ADU is typically more affordable than moving to a retirement home, making it a good choice for families.
Close to Family: ADUs allow seniors to live near their loved ones while still maintaining independence, with help available when needed.
Safe and Comfortable: ADUs can be designed with features like wider doors, no steps, and slip-resistant flooring to ensure safety and comfort for older adults.
Not sure which ADU option is right for you or your property?
Gather ADU
How do you improve the property to fit your elderly parent?
Making your home safer and easier to navigate for an aging parent, especially if they have memory issues, can help them feel more comfortable. Simple steps, like labeling items or rearranging furniture to reduce clutter, can make it easier for them to move around and stay organized.
A practical idea is to create a simple, one-level space with a bedroom, bathroom, and comfortable seating. Make sure the area has enough lighting, add handrails where necessary, and choose furniture with soft, rounded corners to reduce the risk of accidents. In the kitchen, open shelves or transparent cabinet doors can help them find things easily.
For extra safety, you could install motion-sensor lights or smart devices that send alerts in case of an emergency. These adjustments allow your parent to maintain 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, 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 ensuring the main house's rent 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 Hawaiian Gardens is $515,244. A loan with a 6.5% interest rate, requires a monthly payment of $3,257. 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 $540,000 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 Hawaiian Gardens
Where can ADUs be built?
ADUs can only be built on properties designated for single-family or multi-family use.
What is the maximum size and height of an ADU in a single-family zone?
In Hawaiian Gardens, an ADU on a single-family property can be up to 1,000 square feet in size and cannot exceed 25 feet in height.
What is the maximum size and height of an ADU in a multi-family zone?
For multi-family properties in Hawaiian Gardens, the ADU is also limited to 1,000 square feet and can reach up to 25 feet in height.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Hawaiian Gardens is 4 feet from the property lines.
What are the safety regulations for an ADU?
If fire sprinklers are required in the main house, they should also be installed in the ADU. However, building an ADU doesn't trigger the need for sprinklers in the main house.
Is independent access from the main house required?
The ADU should have an entrance that is separate from the main house.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, make sure to include features such as ramps, handrails, and wider doorways to improve accessibility. Some of these changes 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 stable, permanent foundations that comply with California building codes.
How fast can you build an ADU?
The construction of an ADU usually takes between 3 to 6 months, depending on factors like obtaining permits, finalizing the design, and preparing the site.
What are the rules for ADU ownership in Hawaiian Gardens?
Is the property owner required to live in the main house?
For ADUs approved between January 1, 2020, and January 1, 2025, there is no requirement for the property owner to live in the main house.
However, starting January 1, 2025, all ADUs will require the property owner to live on the property as their permanent and primary residence.
What are the rental regulations for an ADU?
ADUs cannot be rented out for periods shorter than 30 days, no matter when they were built.
What permits are needed for an ADU?
You will typically need a building permit and an ADU permit to construct an ADU.
Resources and Where to Start in Hawaiian Gardens
To get started, Hawaiian Gardens residents can reach out to the Hawaiian Gardens 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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