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ADU Solutions for Aging in Place in Unincorporated San Diego County
Staying in their own home allows seniors to feel more comfortable, independent, and secure, which many prefer over moving to a care facility. The difficulty lies in finding a way to meet their care needs without increasing expenses, while also boosting the home's value. This article explores a practical approach to solving these challenges.
Building an ADU on your property offers seniors a comfortable and secure place to live. These smaller homes are designed with features that make daily activities easier and safer. They also allow seniors to stay close to their families and remain part of their community. As needs evolve, the space can be adapted for different uses in the future.
Understanding ADUs and their Benefits for Aging in Place in Unincorporated San Diego County
What is an ADU?
An ADU, or Accessory Dwelling Unit, is a small living space built on the same property as a main house. These are sometimes called granny flats, in-law suites, or backyard cottages. They include a kitchen, bathroom, and living area. ADUs can be detached buildings, attached to the main house, or created by converting a part of the main house, like a garage.
Benefits of ADUs for Aging in Place
Staying Near Family
For seniors, moving away from a home they've lived in for years can be stressful, as it changes their daily lives and social connections. Having an ADU on the same property allows them to stay close to family while keeping their independence. This offers comfort and reassurance for both seniors and their families.
A More Affordable Option
Building an ADU is usually more affordable than moving into a care facility. It also makes it possible for different generations to live together, helping families save money on housing.
Safety and Easy Living
ADUs can be designed with features that make life easier for seniors, such as single-story layouts, wider doors, grab bars, and slip-resistant floors, making them safer for those with mobility issues.
Adapting to Future Needs
ADUs are flexible for whatever the future may bring. If they are no longer needed for senior living, they can be used for other family members or even rented out to bring in extra income. This versatility makes them a great long-term investment.
Not sure which ADU option is right for you or your property?
EcoHome Builders
How to improve the property to fit your elderly parent?
Begin by thinking about how well your parent is managing on their own and what changes might be needed in the future. While it’s tough to plan for the future, doing so now can make things easier down the road.
If your parent is still independent but finds it hard to use stairs, consider creating a living space where everything—like the bedroom, bathroom, kitchen, living area, and entrance—are all on the same level. This can make everyday tasks more manageable.
Rather than remodeling the main house, which can be expensive and disruptive, building an ADU is often a simpler and more cost-effective solution. Whether attached to the main house or separate, an ADU offers privacy and comfort. If you rent out the main house, you may find tenants who are willing to assist your parent when needed, adding a layer of security.
If you don't plan to live in the main house, renting it to a family who can help your parent is a good option. Even if the rent is slightly lower, the added peace of mind is invaluable.
What are the economics of building an ADU for the aging-in-place scenario?
The good part is that most of the aged couples have already paid off their mortgage for the property. If this is the situation in your case, then you can get a HELOC to pay for the cost of an ADU. Once the ADU is completed and your folks move in, you can rent the main house to start to make the payments for the HELOC. Now, the key is to be able to rent the existing house for an amount large enough to cover the HELOC payments. It may sound complicated, but you can take this example to run your numbers.
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 Unincorporated San Diego County is $440,232. A loan that has a 6.5% interest rate, requires a monthly payment of $2,782. 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 $685,200 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 Unincorporated San Diego County
Where can ADUs be built?
ADUs can be constructed on properties designated for residential or mixed-use purposes.
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 be up to 1,200 square feet, but the height limit is not specified.
What is the minimum setback for an ADU?
The minimum setback for an ADU in Unincorporated San Diego County is 4 feet.
What are the safety regulations for an ADU?
It’s recommended to consult with the Fire Department early on to ensure the ADU meets fire safety regulations, including whether fire sprinklers are needed.
Is independent access from the main house required?
While the Unincorporated San Diego County doesn't specifically mention it, in most cities, an ADU should have its own separate entrance from the main house.
What should be considered when designing an ADU for seniors?
When designing for seniors, it’s important to include features like ramps, step-free entrances, and handrails to improve safety and accessibility. These changes may require special permits.
Can you use a mobile structure as an ADU?
Mobile homes cannot be used as ADUs because they are on permanent foundations and should meet California’s building codes.
How fast can you build an ADU?
It generally takes between 3 to 6 months to build an ADU, depending on permit processing, design, and construction time.
What are the rules for ADU ownership in Unincorporated San Diego County?
Is the property owner required to live in the main house?
Unincorporated San Diego County does not specify if the property owner should live in the main house.
What are the rental regulations for an ADU?
An ADU cannot be rented out for less than 30 days.
What permits are needed for an ADU?
You will need a building permit for any architectural, structural, plumbing, electrical, or mechanical work. After you submit your application for an ADU attached to an existing home, the city will review it and provide a decision within 60 days.
Resources and Where to Start in Unincorporated San Diego County
To get started, Unincorporated San Diego County residents can reach out to the Unincorporated San Diego County 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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