Unsplash
ADU Solutions for Aging in Place in Imperial Beach
For many seniors, living in their own homes provides a sense of comfort, independence, and familiarity, making it a more appealing option than moving to a senior care facility. The main challenge is finding a way to meet their care needs without driving up costs, while also increasing the home's value. This article discusses a practical solution to address these concerns.
Adding an ADU to your property is a great way to provide seniors with a private, secure space that’s easy to navigate. These small homes include helpful features that make everyday living safer and more comfortable. They also allow seniors to stay near family and remain connected to their community. As time goes on, the space can be adapted for different purposes.
Understanding ADUs and their Benefits for Aging in Place in Imperial Beach
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small, fully functional home located on the same property as a main house. Known by other names like granny flats, in-law suites, or backyard cottages, ADUs include their kitchen, bathroom, and living space. They can be a separate structure, attached to the main house, or even a converted unit like a garage.
Benefits of ADUs for Aging in Place
(1) Affordable Housing Option
ADUs provide a budget-friendly alternative for seniors who want to avoid moving into assisted living. Families can stay close while saving money on housing.
(2) Designed for Safety and Comfort
ADUs can be designed with senior-friendly features like ramps, wider doors, grab bars, and slip-resistant floors, making them easier and safer to live in.
(3) Future-Proof Flexibility
These units can easily be adapted for various needs, such as housing caregivers, and family members, or renting out to generate income later on.
(4) Staying Near Loved Ones
Relocating can be tough for seniors, but an ADU allows them to stay close to family, maintaining their independence while being supported and staying connected.
Not sure which ADU option is right for you or your property?
Fromx
How do you improve the property to fit your elderly parent?
Begin by assessing your parent’s current ability to live independently and considering how their needs might change over time. While this can be a challenging task, it's a crucial part of the process.
If your parent can manage day-to-day tasks but has difficulty with stairs, a single-level living space could be ideal. This setup ensures everything they need, such as the bedroom, bathroom, kitchen, and living area, is all on one floor, making daily life more convenient.
Rather than making costly and disruptive changes to your main home, adding an ADU might be a better solution. Whether it's attached to your house or a separate structure, an ADU can provide your parent with their own space, offering them privacy while still keeping them close.
If you don’t plan to live in the main house, renting it out could be an option. You could find tenants who are willing to help your parent when needed. While this might involve offering lower rent, having someone nearby for support can be a valuable arrangement.
What are the economics of building an ADU for the aging-in-place scenario?
The good thing is that many older couples have already paid off their mortgage. If that’s true for your parents, you could consider getting a HELOC (Home Equity Line of Credit) to finance the cost of building an ADU. Once the ADU is ready and your parents move into it, you could rent out the main house to help cover the HELOC payments. The important part is ensuring the main house's rent is enough to cover those payments. It might sound tricky, but using an example to calculate the costs can make it clearer.
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 Imperial Beach is $446,340. A loan with a 6.5% interest rate, requires a monthly payment of $2,821. 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 $1,248,000 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 Imperial Beach
Where can ADUs be built?
ADUs can be built on properties in any area zoned for residential use.
What is the maximum size and height of an ADU in a single-family zone?
In single-family areas, ADUs can be as large as 1,200 square feet. The height limit for these units, whether attached or detached, is 16 feet. However, if the ADU has parking on the ground level, it should match the height of the main house.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones, ADUs can also reach 1,200 square feet, with the same height rules as single-family zones.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Imperial Beach is 4 feet.
What are the safety regulations for an ADU?
Fire sprinklers aren’t required in ADUs unless they’re also needed in the main house.
Is independent access from the main house required?
While Imperial Beach doesn’t specify this requirement, most cities require ADUs to have their separate entrance.
What should be considered when designing an ADU for seniors?
For seniors, ADUs should include features like step-free entrances, ramps, and handrails for safety. These might require extra permits.
Can you use a mobile structure as an ADU?
No, mobile homes on temporary foundations can’t be used as ADUs. They should have permanent foundations and meet California's building codes.
How fast can you build an ADU?
It usually takes 3 to 6 months to build an ADU, depending on permits, design, and construction.
What are the rules for ADU ownership in Imperial Beach?
Is the property owner required to live in the main house?
The Imperial Beach Municipal Code does not specify if the property owner should live in the main house.
What are the rental regulations for an ADU?
Although Imperial Beach’s Municipal Code doesn’t specify, most ADUs are typically restricted to rentals of 30 days or more.
What permits are needed for an ADU?
You’ll need a building permit, which covers things like plumbing, electrical, and other essential systems. Once you apply and connect your ADU plans to an existing home, the county will review everything and give a decision within 60 days.
Resources and Where to Start in Imperial Beach
To get started, Imperial Beach residents can reach out to the Imperial Beach City Planning Department for ADU guidelines and zoning details.
ADU Analysis shows the maximum ADU size for the best return on your property.
Related Articles
All You Need to Know About Building on Properties in Imperial Beach Under SB-9
Everything You Need to Know About SB-684 Development in Imperial Beach
How to get your permits fast or the benefits of using SB-423 in Imperial Beach
How to Make My ADU a Profitable Investment in Imperial Beach?