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ADU Solutions for Aging in Place in Hermosa Beach
In California, many older adults prefer to stay in their own homes to maintain their independence and comfort, but they often face challenges when it comes to getting the support they need. Finding a solution that doesn't dramatically increase expenses while also potentially adding value to the property can be tricky. This article highlights a practical and cost-effective way to solve this problem.
Constructing an ADU is a great way to add more living space to your property. These smaller, independent homes can be designed with features that make daily life more comfortable and secure for older adults, providing an affordable, long-term solution. They allow seniors to remain close to their community and can be adapted as their needs change.
Understanding ADUs and their Benefits for Aging in Place in Hermosa Beach
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small, independent home located on the same property as a larger primary residence. Often called granny flats or in-law suites, these units typically include essential features like a bedroom, bathroom, and kitchen. They can be built as a separate unit, attached to the main house, or by converting existing spaces like a garage.
Benefits of ADUs for Aging in Place
Cost-Effective Alternative
Building an ADU is often more affordable than moving into a retirement home. It also helps families save money by allowing multiple generations to live together, reducing the need for extra properties.
Customized for Senior Safety
ADUs can be designed with features like single-story layouts, wider doorways, grab bars, and non-slip flooring to make everyday life safer and more manageable for seniors.
Staying Close to Family and Familiar Surroundings
Moving away from a long-time home can be overwhelming for seniors, as it often means leaving behind friends and support systems. An ADU on the same property lets seniors remain near family while keeping their independence, offering comfort and peace of mind for everyone.
Long-Term Flexibility
ADUs can serve various purposes over time. They may accommodate family members, and caregivers, or even be rented out for extra income if no longer needed for senior living, making them a smart investment for the future.
Not sure which ADU option is right for you or your property?
Leonard ADU Garage Conversion
How do you improve the property to fit your elderly parent?
Making simple changes to your home can help your aging parent feel more comfortable, especially if they have memory issues. For instance, labeling items or removing extra furniture can help them find things more easily and move around safely.
You could create a one-level living space with a bedroom, bathroom, and a comfortable area to relax. Be sure the area has plenty of light, add handrails where needed, and use soft furniture with rounded corners to avoid accidents. In the kitchen, using open shelves or clear cabinet doors will make it easier for them to find what they need.
To enhance safety, you could install motion-activated lights or smart devices that send alerts in case of emergencies. These changes allow your parent to live more independently, while you can feel assured they’re safe and nearby.
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 Hermosa Beach is $522,096. A loan that has a 6.5% interest rate, requires a monthly payment of $3,300. 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 $1,560,000 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 Hermosa Beach
Where can ADUs be built?
ADUs can only be built 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 Hermosa Beach, ADUs on single-family lots can be as large as 1,000 square feet and up to 20 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
For multi-family properties in Hermosa Beach, the size and height limits are the same: 1,000 square feet and 20 feet in height.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Hermosa Beach is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main house has fire sprinklers, the ADU will need them as well. However, building an ADU doesn’t require adding sprinklers to the main house.
Is independent access from the main house required?
Yes, the ADU should have a separate entrance that is different from the main house.
What should be considered when designing an ADU for seniors?
When designing for seniors, it’s important to include features like ramps, handrails, and wider doorways to make the space more accessible. Some of these changes may require special permits.
Can you use a mobile structure as an ADU?
No, mobile homes can’t be used as ADUs because they don’t have permanent foundations. ADUs should be built on stable, permanent foundations and meet California building codes.
How fast can you build an ADU?
Typically, building an ADU takes 3 to 6 months, depending on factors like permit approval, finalizing the design, and preparing the site.
What are the rules for ADU ownership in Hermosa Beach?
Is the property owner required to live in the main house?
If the ADU was approved between January 1, 2020, and January 1, 2025, there’s no requirement for the property owner to live in the main house.
However, starting from January 1, 2025, the owner must live on the property as their primary and permanent residence, unless a different law applies.
What are the rental regulations for an ADU?
ADUs cannot be rented out for less than 30 days at a time.
What permits are needed for an ADU?
(1) Accessory Dwelling Unit Permit: This is required if you're building a new ADU or changing the size, height, or outside appearance of an existing one.
(2) Building Permit: This is needed for constructing or altering an ADU, in line with California's residential code and the city's building rules.
Resources and Where to Start in Hermosa Beach
To get started, Hermosa Beach residents can reach out to the Hermosa Beach 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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