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ADU Solutions for Aging in Place in San Diego City
Staying in their own homes surrounded by familiar settings offers seniors comfort, independence, and stability, often making it a preferable choice over moving to senior living facilities. However, the challenge lies in ensuring they receive the care they need without increasing costs while also enhancing the home's value. This article explores a practical way to tackle these issues.
Building an ADU on your property is a smart option for giving seniors a safe and comfortable home of their own. These smaller homes are designed with features that make daily life easier and safer. They also let seniors stay close to family and remain part of their community. Over time, the space can be repurposed for other needs.
Understanding ADUs and their Benefits for Aging in Place in San Diego City
What is an ADU?
An Accessory Dwelling Unit (ADU) is a small home built on the same property as a main house. Commonly called granny flats, in-law suites, or backyard cottages, an ADU is a fully functional home with its own kitchen, bathroom, and living area. It can be a separate building, attached to the main house, or a converted space like a garage.
Benefits of ADUs for Aging in Place
1. Affordable Living Option
ADUs provide a cost-effective way for seniors to avoid moving into a retirement home. Families can live on the same property, saving on housing costs while staying close together.
2. Safe and Comfortable Design
ADUs can be customized with features like no-step entrances, wider doorways, grab bars, and non-slip floors, making them safer and more convenient for seniors.
3. Flexible for the Future
These units can be adapted for different purposes, such as housing caregivers or family members, or rented out to earn extra income later on.
4. Staying Close to Family
Moving away can disrupt seniors' routines and social connections. ADUs let them keep their independence while living near loved ones, providing both support and companionship.
Not sure which ADU option is right for you or your property?
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How do you improve the property to fit your elderly parent?
Start by evaluating your parent's current ability to live on their own and thinking about how their needs might change in the future. While planning can be tough, it’s an important step.
If your parent can mostly manage on their own but struggle with stairs, consider creating a single-level living space. This makes daily life easier by keeping the bedroom, bathroom, kitchen, and living area on one floor.
Instead of renovating your main home, which can be expensive and disruptive, adding an ADU might be a better option. An ADU, whether attached to your house or a separate unit, offers privacy for your parent while keeping them close.
If you don’t plan to stay in the main house, you could rent it out to tenants who agree to assist your parent when needed. While this may mean lowering the rent, having someone nearby for support could be worth the trade-off.
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 San Diego City is $441,012. A loan with a 6.5% interest rate, requires a monthly payment of $2,788. 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 $1,905,600 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 San Diego City
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 zones, ADUs can be up to 1,200 square feet in size and 16 feet in height.
What is the maximum size and height of an ADU in a multi-family zone?
In multi-family zones, ADUs can also be up to 1,200 square feet, but the height depends on the zoning rules for the main building. In areas allowing taller buildings, ADUs may be higher than 16 feet.
What is the minimum setback for an ADU?
The minimum setback for an ADU in San Diego City is 4 feet.
What are the safety regulations for an ADU?
Fire sprinklers are not required for ADUs unless the primary house also needs them. If the main house has fire sprinklers, the ADU should include them too.
Is independent access from the main house required?
While San Diego City doesn’t specify this requirement, most cities require ADUs to have their separate entrance.
What should be considered when designing an ADU for seniors?
ADU designs for seniors may include step-free entryways, ramps, and handrails to enhance safety and accessibility. Keep in mind that these features might need additional permits.
Can you use a mobile structure as an ADU?
No, mobile structures on temporary foundations cannot be used as ADUs. They should have permanent foundations and meet California building codes.
How fast can you build an ADU?
Building an ADU usually takes about 3 to 6 months, depending on how long permits take, the design process, and construction progress.
What are the rules for ADU ownership in San Diego City?
Is the property owner required to live in the main house?
Yes, the property owner is required to live on the property as their primary residence.
What are the rental regulations for an ADU?
ADUs cannot be rented out for less than 31 consecutive days.
What permits are needed for an ADU?
A building permit is needed, which includes approvals for plumbing, electrical, and mechanical work. After submitting your application and linking it to an existing home, the county will review it and decide within 60 days.
Resources and Where to Start in San Diego City
To get started, San Diego City residents can reach out to the San Diego 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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