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ADU Solutions for Aging in Place in Lancaster
ADUs are a great solution for seniors in California who want to stay in their own homes as they get older. They offer the chance for independence while remaining close to family. The key challenge is finding a way to do this affordably, while also improving safety and increasing the home's value. This article looks at how to achieve this.
Building an ADU on your property is a great way to add extra living space. These smaller homes can be designed to meet the needs of seniors, ensuring comfort and safety. They offer an affordable and lasting solution, letting older adults stay nearby while adapting to their evolving needs.
Understanding ADUs and their Benefits for Aging in Place in Lancaster
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small living space built on the same property as your main house. It could be a separate structure, part of the main house, or even a converted garage. These units typically have the basics like a bedroom, kitchen, and bathroom, making them ideal for independent living.
Benefits of ADUs for Aging in Place
(1) Affordable. ADUs are a cost-effective alternative to moving into a retirement facility. They also allow families to stay together on one property instead of separate homes.
(2) Built for Safety and Comfort. ADUs can be designed with features like ramps, wider doors, handrails, and slip-resistant floors, making them safer and easier for seniors to use.
(3) Proximity to Loved Ones. ADUs let seniors live close to their family while staying in a familiar space, avoiding the hassle of relocating far from home.
(4) Flexible for Changing Needs. ADUs are versatile and can be updated as needed. They can provide space for caregivers, accommodate family, or be rented out, making them a smart investment for the future.
Not sure which ADU option is right for you or your property?
Cali ADU Design + Build
How do you improve the property to fit your elderly parent?
To make your property more suitable for your elderly parent, consider adjusting a few things around the house. This can enhance their safety and comfort, especially if they have memory issues. For instance, labeling common items or removing unnecessary furniture can help them find things more easily and move around without tripping.
You could set up a one-level living space in an ADU that includes a bedroom, bathroom, and a cozy area for relaxation. Ensure the space is well-lit, add handrails where needed, and choose furniture with rounded corners to minimize accidents. In the kitchen, open shelving or cabinets with transparent doors can make it easier for them to spot items.
To increase safety, consider installing motion-sensor lights or using smart devices that can alert you in case of an emergency. These adjustments will help your parent maintain independence while staying close to family in a safe environment.
What are the economics of building an ADU for the aging-in-place scenario?
For older homeowners who have already paid off their mortgage, using a Home Equity Line of Credit (HELOC) to finance an ADU can be a smart choice. Once the ADU is complete and the parents move in, the main house can be rented out. The rental income from the house could potentially cover the loan payments, making this a financially viable option. The key is to ensure the rent from the main house is enough to cover the costs of the loan.
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 Lancaster is $520,320. A loan that has a 6.5% interest rate, requires a monthly payment of $3,289. 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 $782,400 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 Lancaster
Where can ADUs be built?
ADUs can be constructed on properties zoned for residential and mixed-used.
What is the maximum size and height of an ADU in a single-family zone?
In Lancaster, an ADU on a single-family property can reach up to 1,200 square feet in size and a height of 20 feet.
What is the maximum size and height of an ADU in a multi-family zone?
For multi-family properties in Lancaster, the same size and height limits apply: up to 1,200 square feet and 20 feet tall.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Lancaster is 4 feet from the property lines.
What are the safety regulations for an ADU?
If fire sprinklers are required in the main house, they should also be installed in the ADU, whether it's attached, detached, or a conversion.
Is independent access from the main house required?
Yes, an interior ADU should have its separate exterior access, different from the main home.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, consider adding ramps, handrails, and possibly additional permits for accessibility.
Can you use a mobile structure as an ADU?
Mobile homes cannot be used as ADUs because they don’t have permanent foundations. ADUs should be built on solid foundations that meet local standards.
How fast can you build an ADU?
An ADU can typically be built in 3 to 6 months, depending on factors like permits, design, and construction conditions.
What are the rules for ADU ownership in Lancaster?
Is the property owner required to live in the main house?
The property owner should live on the property as their permanent, legal residence. This can be in either the ADU or the main house. For ADUs built between January 1, 2020, and January 1, 2025, owner-occupancy is not required unless the property has both an ADU and a primary residence, in which case the owner should live on the property.
What are the rental regulations for an ADU?
An ADU cannot be rented for less than 30 days, regardless of when it was built.
What permits are needed for an ADU?
To build or convert an ADU, you will need a building permit, which covers the necessary approvals for construction, plumbing, electrical, and other essential work.
Resources and Where to Start in Lancaster
To get started, Lancaster residents can reach out to the Lancaster 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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