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ADU Solutions for Aging in Place in Los Angeles City
Staying in their own homes and communities is a preferred option for older adults in California, as it offers comfort, independence, and familiarity over senior living facilities. The challenge lies in finding a solution that avoids extra monthly costs, ensures someone is available to look after your parents, and boosts property value. This article presents an effective way to achieve all of this.
Building an ADU on your family’s property can be a smart way to create a safe and customized living space for seniors. These small, independent homes can include features designed for their comfort and safety. They offer a cost-effective way for seniors to stay close to loved ones and remain part of their community, while also allowing the space to serve other purposes in the future.
Understanding ADUs and their Benefits for Aging in Place in Los Angeles City
What is an ADU?
An ADU, or Accessory Dwelling Unit, is a separate unit built on the same property as a main house. Commonly called granny flats, in-law units, or backyard cottages, these units include everything needed for independent living, like a kitchen, bathroom, and living space. They can be added as separate buildings, attached to the main house, or converted from an existing space like a garage.
Benefits of ADUs for Aging in Place
Affordable Housing Option
ADUs are often a more budget-friendly alternative to retirement homes. They also make it easier for families to share a property, reducing the cost of owning or renting multiple homes.
Designed for Comfort and Safety
These homes can be customized with senior-friendly features like step-free layouts, wider doorways, grab bars, and slip-resistant flooring, making daily life safer and more convenient for older adults.
Flexible for Future Needs
ADUs are versatile spaces. They can house seniors, caregivers, or other family members. If no longer needed for senior living, they can be rented out, making them a smart long-term investment.
Staying Close to Loved Ones
Moving away from a familiar environment can be difficult for seniors, as it disrupts social connections and routines. An ADU lets them live independently while staying close to family for support and companionship. This arrangement provides peace of mind for everyone involved.
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?
Start by evaluating how well they can live independently now and prepare for the possibility that their needs may increase over time. While this might not be easy to think about, planning is essential.
If they’re still independent but find it hard to manage stairs, it’s a good time to create a single-level living arrangement. This means setting up a space where all essentials—like a bedroom, bathroom, kitchen, and living area—are on the same floor.
Since remodeling the main house to suit this lifestyle can be expensive, disruptive, and challenging, a more practical solution is building a separate living space, such as an ADU. Whether attached or detached, an ADU provides privacy for your parent while keeping them close by. If you rent out the main house, the tenants could also assist when needed.
If you don’t plan to move into the main house yourself, renting it to a family willing to help care for your parent could be a good option. While you might accept slightly lower rent, the peace of mind knowing your parent has support nearby can make it worthwhile.
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 making sure the rent from the main house 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 Los Angeles City is $514,236. A loan that has a 6.5% interest rate, requires a monthly payment of $3,250. 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 $1,188,000 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 Los Angeles City
Where can ADUs be built?
ADUs can be built on properties that are zoned for residential or mixed-use areas
What is the maximum size and height of an ADU in a single-family zone?
In single-family zones, an ADU can be up to 1,200 square feet and 16 feet high.
What is the maximum size and height of an ADU in a multi-family zone?
Multi-family zones allow ADUs of the same maximum size and height: 1,200 square feet and 16 feet tall.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Los Angeles City is 4 feet.
What are the safety regulations for an ADU?
Fire sprinklers are not required for ADUs (whether detached, attached, or converted) if the main house doesn’t need them under the building code.
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?
ADUs designed for seniors may require accessibility features like ramps, handrails, or step-free entryways, which could need special permits.
Can you use a mobile structure as an ADU?
No, mobile structures like those on temporary supports (e.g., concrete piers) are not allowed. ADUs should be built on a permanent foundation and comply with California’s building codes.
How fast can you build an ADU?
Building an ADU generally takes 3 to 6 months, depending on permits, design, and construction conditions.
What are the rules for ADU ownership in Los Angeles City?
Is the property owner required to live in the main house?
No, the property owner does not have to live in the main house.
What are the rental regulations for an ADU?
The city may require that ADUs be rented for periods longer than 30 days.
What permits are needed for an ADU?
You’ll need a building permit to start construction on the ADU, which covers any plumbing, electrical, or mechanical work. Once your application is complete and the ADU is part of an existing home, the city will decide within 60 days.
Resources and Where to Start in Los Angeles City
To get started, Los Angeles City residents can reach out to the Los Angeles 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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