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ADU Solutions for Aging in Place in Hawthorne
In California, many seniors want to remain in their homes, where they feel independent and comfortable, rather than relocating to assisted living facilities. The question is how to offer them the help they require without raising costs significantly and potentially enhancing their property's worth. This piece explores an easy approach to address these concerns.
Building an ADU is an excellent option for creating extra living space on your property. These smaller, self-contained units can include features that make life easier and safer for seniors, offering a budget-friendly, long-term housing option. They help seniors stay connected to their community and can be modified over time to fit new requirements.
Understanding ADUs and their Benefits for Aging in Place in Hawthorne
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small home built on the same property as the larger main house. Commonly referred to as granny flats or in-law suites, these units typically include a bedroom, bathroom, and kitchen. They can be created as a separate structure, attached to the main house, or by converting existing spaces like a garage.
Benefits of ADUs for Aging in Place
Affordable Option
Building an ADU usually costs less than moving into a retirement facility. It also helps families save money by enabling multiple generations to live together without needing separate homes.
Designed for Safety and Ease
ADUs can be tailored for seniors with features like a single-story design, wider doorways, grab bars, and slip-resistant flooring, making everyday activities safer and more manageable.
Close to Family and Familiarity
Relocating after years in one home can be stressful for seniors, as it often means leaving behind friends and a support network. An ADU on the same property as a family allows seniors to stay close to loved ones while maintaining their independence, offering peace of mind for everyone.
Flexible Use in the Future
ADUs can adapt to different needs over time. They might house family members, and caregivers, or even be rented out for extra income when no longer required for senior living, making them a smart long-term investment.
Not sure which ADU option is right for you or your property?
Housable
How do you improve the property to fit your elderly parent?
To help an aging parent feel at ease, especially if they have memory challenges, you can make simple changes to your home. For example, labeling items or clearing out unnecessary furniture can make it easier for them to find things and move around safely.
You might create a simple one-floor living area with a bedroom, bathroom, and a cozy spot to sit. Make sure the space has good lighting, add handrails where needed, and use furniture with rounded edges to prevent injuries. In the kitchen, open shelves or clear cabinet doors can help them quickly locate items.
For added safety, motion-activated lights or smart devices that send emergency alerts can be installed. These updates let your parent live more independently while giving you confidence that they are secure and close by.
What are the economics of building an ADU for the aging-in-place scenario?
For older couples who no longer have a mortgage, taking out a Home Equity Line of Credit (HELOC) to build an ADU can be a practical option. After the ADU is finished and the parents move into it, the main house can be rented out. The income from renting the house might be enough to pay off the loan, making it a cost-effective solution. The important part is ensuring the rent from the main house is high enough to cover the loan payments.
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 Hawthorne is $515,244. A loan that has 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 Hawthorne
Where can ADUs be built?
ADUs are allowed only 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 Hawthorne, ADUs on single-family properties can be up to 1,000 square feet and a maximum of 16 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
For multi-family properties in Hawthorne, the size and height limits are the same—1,000 square feet and 16 feet respectively.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Hawthorne is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main house has fire sprinklers, the ADU should also have them to meet safety requirements.
Is independent access from the main house required?
Yes, ADUs should have their separate entrance from the outside, independent of the main house.
What should be considered when designing an ADU for seniors?
For seniors, ADUs should include features like ramps, handrails, and wider doorways to make the space easier to navigate. Some of these additions may require special permits.
Can you use a mobile structure as an ADU?
No, mobile homes are not allowed as ADUs because they lack permanent foundations. ADUs should be built on secure, permanent foundations and follow California building codes.
How fast can you build an ADU?
Building an ADU typically takes 3 to 6 months, depending on how quickly permits are approved, the design is finalized, and the site is prepared.
What are the rules for ADU ownership in Hawthorne?
Is the property owner required to live in the main house?
If the property owner is a government agency, land trust, or housing organization, they don’t have to live in the main house.
What are the rental regulations for an ADU?
ADUs can be rented out, but the rental period cannot be less than 30 days in a row.
What permits are needed for an ADU?
(1) Accessory Dwelling Unit Permit: You need this permit to build a new ADU or to change the size, height, or exterior features of an existing one.
(2) Building Permit: This permit is required for the construction or modification of an ADU, following California's Residential Code and the city’s building standards.
Resources and Where to Start in Hawthorne
To get started, Hawthorne residents can reach out to the Hawthorne 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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