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ADU Solutions for Aging in Place in Hidden Hills
In California, many seniors want to stay in their own homes for as long as possible to keep their independence, but they often need extra help as they age. The challenge is to find a solution that provides the necessary support without significantly raising costs, while also possibly boosting the value of the property. This article presents a simple and affordable way to address these concerns.
Building an ADU is an excellent way to create extra living space on your property. These compact units can be customized to include features that help make life safer and more convenient for older adults, offering a budget-friendly and lasting option. They allow seniors to stay near their familiar surroundings and can be updated as their needs evolve.
Understanding ADUs and their Benefits for Aging in Place in Hidden Hills
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small home that can be either built as a detached or attached to the main house, or even created by converting an existing space like a garage. It offers everything needed for independent living, including areas for sleeping, cooking, eating, and using the bathroom. This unit is located on the same property as the main house.
Benefits of ADUs for Aging in Place
Affordable Option
Building an ADU is often less expensive than moving into a retirement facility. It also helps families save by letting multiple generations live together, reducing the need for separate homes.
Designed for Senior Safety
ADUs can be designed with features like single-level layouts, wider doorways, handrails, and slip-resistant floors, making them safer and more comfortable for seniors.
Staying Close to Family and Familiar Places
For seniors, moving away from a home they've lived in for years can be stressful, often separating them from their friends and support networks. Having an ADU on the same property allows seniors to stay close to family, while still maintaining their independence, offering comfort and peace of mind for all.
Flexible for the Future
ADUs can serve different needs over time. They can house family members or caregivers, or even be rented out for additional income when no longer needed for senior living, making them a smart long-term investment.
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 updates to your home can help your elderly parent feel more at ease, particularly if they struggle with memory. For example, labeling household items or clearing out unnecessary furniture can make it easier for them to navigate and find things.
You could set up a one-story living space with a bedroom, bathroom, and a cozy seating area. Ensure there’s enough lighting, add handrails in key areas, and choose furniture with soft, rounded edges to reduce the risk of injuries. In the kitchen, consider using open shelves or transparent cabinet doors to help them easily locate items.
For added security, motion-sensing lights or smart technology that sends alerts in emergencies can be installed. These adjustments help your parent maintain independence while giving you peace of mind that they’re safe 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 Hidden Hills is $523,284. A loan that has a 6.5% interest rate, requires a monthly payment of $3,307. 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 $1,800,000 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 Hidden Hills
Where can ADUs be built?
ADUs are allowed only on properties designated for either single-family or multi-family use.
What is the maximum size and height of an ADU in a single-family zone?
In Hidden Hills, ADUs on single-family lots can be up to 1,500 square feet in size and 18 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
The size and height limits for ADUs on multi-family properties in Hidden Hills are the same: up to 1,500 square feet and 18 feet tall.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Hidden Hills is 4 feet from the property lines.
What are the safety regulations for an ADU?
If the main home requires fire sprinklers, the ADU should have them as well. However, adding an ADU doesn’t require sprinklers to be installed in the main building. All ADUs should follow building codes, including safety standards like fire, electrical, plumbing, and energy requirements.
Is independent access from the main house required?
Yes, if the ADU is attached, it should have a separate entrance. This entrance cannot face the front of the main house or the street. On corner lots, the entrance should be on a different side than the street the main house faces.
What should be considered when designing an ADU for seniors?
For seniors, it's important to include features such as ramps, handrails, and wider doorways for better accessibility. Some of these changes may require special permits.
Can you use a mobile structure as an ADU?
No, 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 building standards.
How fast can you build an ADU?
Building an ADU usually takes about 3 to 6 months, depending on how long it takes to get permits, finalize the design, and prepare the site.
What are the rules for ADU ownership in Hidden Hills?
Is the property owner required to live in the main house?
The local rules in Hidden Hills do not specify the requirement for the property owner to live in the main house.
What are the rental regulations for an ADU?
ADUs can only be rented out for periods longer than 30 days.
What permits are needed for an ADU?
The property owner should file a written agreement with the city attorney within 30 days of receiving a building permit for the ADU.
Resources and Where to Start in Hidden Hills
To get started, Hidden Hills residents can reach out to the Hidden Hills 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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