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ADU Solutions for Aging in Place in La Mesa
For seniors, living in their own homes provides comfort, independence, and a sense of familiarity, making it a preferred choice over moving to a care facility. The challenge, however, is finding a way to meet their care needs without increasing costs, while also increasing the home's value. This article offers a practical solution to these concerns.
Adding an ADU to your property gives seniors their own private, safe space that’s easy to navigate. These compact homes are built with features that make everyday life more comfortable and secure. They also allow seniors to stay near family and remain active in their community. As time goes on, the space can be modified to fit their evolving needs.
Understanding ADUs and their Benefits for Aging in Place in La Mesa
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small, independent living space built on the same property as a main house. Known by other names like granny flats, in-law suites, or backyard cottages, ADUs come with all the necessities such as a kitchen, bathroom, and living area. They can be a separate building, attached to the main house, or even a converted space like a garage.
Benefits of ADUs for Aging in Place
(1) Designed for Safety and Comfort
ADUs can include features like ramps, wider doors, handrails, and slip-resistant floors to make them safer and more accessible for seniors.
(2) Affordable Housing Option
ADUs provide a budget-friendly alternative for seniors who prefer staying at home instead of moving to a care facility. They allow families to be close while reducing living costs.
(3) Future-Proof Flexibility
These units can be adapted over time to meet changing needs, whether it’s for a caregiver, other family members, or even as a rental to generate extra income.
(4) Staying Near Loved Ones
Seniors often struggle with leaving their families, but an ADU offers them the chance to remain close while still maintaining their independence, receiving support from family, and staying involved in their community.
Not sure which ADU option is right for you or your property?
Home to Home
How do you improve the property to fit your elderly parent?
Start by assessing how well your parent is able to live on their own now and consider how their needs might change over time. This is an important step for planning ahead.
If your parent can handle most daily tasks but has difficulty with stairs, a single-story home might be a good solution. This setup ensures everything they need—like the bedroom, bathroom, kitchen, and living room—is on one floor, making it easier to navigate.
Instead of making costly and major changes to your existing home, building an ADU could be a simpler choice. Whether attached to your house or built as a separate structure, an ADU offers your parent their own space while keeping them nearby.
If you don't plan to live in the main house, renting it out could be an option. You could find a tenant who would be willing to help your parent when necessary. Offering discounted rent in exchange for this support could be a practical and beneficial arrangement.
What are the economics of building an ADU for the aging-in-place scenario?
The advantage is that many older couples have already paid off their mortgage. If your parents are in this situation, you might want to look into a HELOC (Home Equity Line of Credit) to help pay for building an ADU. Once the ADU is built and your parents move in, you could rent out the main house to help pay off the HELOC. The key is ensuring the main house's rent is enough to cover the payments. It might seem complicated, but breaking down the costs with an example can help clarify things.
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 La Mesa is $442,872. A loan with a 6.5% interest rate, requires a monthly payment of $2,799. 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 $687,600 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 La Mesa
Where can ADUs be built?
ADUs can be constructed on properties zoned for single-family or multi-family homes.
What is the maximum size and height of an ADU in a single-family zone?
In areas for single-family homes, an ADU can be up to 1,200 square feet in size and 30 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family areas, an ADU can also be as large as 1,200 square feet and reach up to 30 feet in height.
What is the minimum setback for an ADU?
The minimum setback for an ADU in La Mesa is 4 feet.
What are the safety regulations for an ADU?
If the main house doesn’t need fire sprinklers, the ADU won’t require them either.
Is independent access from the main house required?
Yes, the ADU should have a separate entrance from the main house.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, include features like ramps, wider doors, and handrails to make movement easier. These adjustments might require special permits.
Can you use a mobile structure as an ADU?
Mobile homes on temporary foundations can't be used as ADUs. They should be on permanent foundations and meet California’s building standards.
How fast can you build an ADU?
Typically, it takes about 3 to 6 months to build an ADU, depending on permits, design, and construction time.
What are the rules for ADU ownership in La Mesa?
Is the property owner required to live in the main house?
No, the property owner doesn’t have to live in the main house.
What are the rental regulations for an ADU?
There may be rules in the city that require ADUs to be rented for more than 30 days at a time.
What permits are needed for an ADU?
Before starting construction, you’ll need a building permit for plumbing, electrical, and mechanical work. Once you submit your application, the city will review it and decide within 60 days, as long as the ADU is part of an existing home.
Resources and Where to Start in La Mesa
To get started, La Mesa residents can reach out to the La Mesa 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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