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ADU Solutions for Aging in Place in National City
Moving from a care facility to a more familiar environment is often preferred by seniors because it offers comfort and independence. However, the challenge lies in meeting their care needs without driving up costs, while also enhancing the home's value. This article presents a practical solution to address these issues.
Building an ADU on your property provides seniors with a private and secure living area that’s simple to move around in. These small homes are designed to be comfortable and safe, with features that make daily life easier. They also keep seniors close to family and involved in their community. Over time, the space can be adjusted to meet their changing needs.
Understanding ADUs and their Benefits for Aging in Place in National City
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small, self-contained living space located on the same property as a main house. Also called granny flats, in-law suites, or backyard cottages, these units come with basic amenities like a kitchen, bathroom, and living room. They can be a separate structure, attached to the main house, or even created by converting an existing space, like a garage.
Benefits of ADUs for Aging in Place
(1) Built for Safety and Ease
ADUs can be designed with helpful features like ramps, wider doorways, handrails, and non-slip floors, making them safer and more accessible for older adults.
(2) Cost-Effective Housing
ADUs offer a more affordable option for seniors who want to stay in their own homes rather than move to a care facility. They allow families to be nearby while reducing overall housing costs.
(3) Flexibility for the Future
These units can be easily adapted to suit changing needs, whether that’s for a caregiver, other family members, or even as a rental property to bring in extra income.
(4) Close to Family
Seniors may find it difficult to leave their families, but an ADU lets them stay close while keeping their independence, receiving help when needed, and staying connected to their community.
Not sure which ADU option is right for you or your property?
S3da-Design
How do you improve the property to fit your elderly parent?
Begin by looking at how well your parent manages daily tasks now and think about how their needs might evolve in the future. This helps you plan for what’s to come.
If your parent can still manage most tasks but struggle with stairs, a one-story home could be a great choice. With everything—like the bedroom, kitchen, and bathroom—on the same level, it makes moving around much easier.
Rather than making expensive and disruptive changes to your current home, adding an ADU could be a simpler solution. Whether attached to the main house or built separately, an ADU gives your parent a private space while keeping them close.
If you won’t be living in the main house, you could rent it out. Finding a tenant who can assist your parent when needed and offering lower rent in exchange could work out well for both parties.
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 National City is $442,956. A loan with a 6.5% interest rate, requires a monthly payment of $2,800. 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 $780,000 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 National City
Where can ADUs be built?
ADUs can be built on properties designated for either single-family or multi-family homes.
What is the maximum size and height of an ADU in a single-family zone?
In single-family zones, an ADU can be as large as 1,200 square feet and up to 25 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones, an ADU can also reach up to 1,200 square feet but can only be 16 feet tall.
What is the minimum setback for an ADU?
The minimum setback for an ADU in National City is 4 feet.
What are the safety regulations for an ADU?
ADUs only need fire sprinklers if the main house requires them as well.
Is independent access from the main house required?
While not specifically stated in National City’s rules, most cities require an ADU to have its own entrance, separate from the main house.
What should be considered when designing an ADU for seniors?
When creating an ADU for seniors, make sure to include ramps, wider doors, and handrails to help with mobility. You might need special permits for these features.
Can you use a mobile structure as an ADU?
Mobile homes with temporary foundations are not allowed. They should be on permanent foundations and meet California's building codes.
How fast can you build an ADU?
Building an ADU usually takes 3 to 6 months, depending on the permits, design, and construction process.
What are the rules for ADU ownership in National 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 or the ADU.
What are the rental regulations for an ADU?
An ADU cannot be rented for less than 31 days.
What permits are needed for an ADU?
You’ll need a building permit for any plumbing, electrical, or mechanical work before starting construction. After submitting your application, the city will review it and decide within 60 days, as long as the ADU is being added to an existing home.
Resources and Where to Start in National City
To get started, National City residents can reach out to the National 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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