Building an ADU on your property provides a cozy and secure space designed to meet personal needs. These smaller homes are a cost-effective option for older adults, offering them the chance to stay near family and adapt to changing situations with ease.

Understanding ADUs and their Benefits for Aging in Place in San Dimas

What is an ADU?

An Accessory Dwelling Unit (ADU) is a small home built on the same property as the main house. It can be a detached structure, an attached unit to the main house, or a converted unit from a garage. These units typically include essential amenities like a bedroom, kitchen, and bathroom, providing seniors with a private living space while staying near family.

Benefits of ADUs for Aging in Place

• Adaptable for Different Needs: ADUs can serve as a home for family members or caregivers and can even be rented out in the future, offering flexibility over time.
• Close to Family: Being near loved ones helps seniors maintain their independence while benefiting from emotional support and familiar surroundings.
• Cost-Effective Option: Building an ADU is often less expensive than moving to a retirement facility and allows families to share living costs.
• Safe and Accessible Design: Features like ramps, wider doorways, and non-slip flooring make ADUs safer and easier to navigate for older adults.

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How do you improve the property to fit your elderly parent?

Providing a dedicated space for an aging parent allows them to maintain their independence while staying connected to family. Social interaction plays a vital role in their well-being, so it’s important to create a setup that balances privacy with opportunities for engagement.

An ADU offers a private living space close to the main home, making it easy for family members to visit or provide assistance. A small dining or living area creates a cozy spot for spending time with loved ones, and a garden or porch can provide a relaxing outdoor retreat.

For added safety and comfort, features like ramps, bright lighting, and mobility-friendly furniture can make the space more accessible.

Positioning the ADU near your home ensures your parent has their own place while staying within reach of family support, fostering a sense of independence and connection.

What are the economics of building an ADU for the aging-in-place scenario?

The good news, many older couples have already paid off their homes, giving them more options financially. If that’s your case, you could use a Home Equity Line of Credit (HELOC) to finance building an ADU. After the ADU is ready and your parents move in, renting out the main house could help cover the HELOC payments. The key is making sure the rent from the main house is enough to handle those payments. While it might seem a little challenging, this method can help you calculate your costs and expected income.

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 Dimas is $520,632. A loan that has a 6.5% interest rate, requires a monthly payment of $3,290. 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 $600,000 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.

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ADU design restrictions in San Dimas

Where can ADUs be built?

ADUs are allowed on properties designated for single-family or multi-family 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 1,000 square feet in size and 16 feet in height.

What is the maximum size and height of an ADU in a multi-family zone?

The same size and height limits apply in multi-family zones, allowing up to 1,000 square feet and 16 feet in height.

What is the minimum setback for an ADU?

The minimum setback for an ADU in San Dimas is 4 feet.

What are the safety regulations for an ADU?

Fire sprinklers are not required for ADUs if the main house does not require them.

Is independent access from the main house required?

Although the San Dimas Municipal Code doesn’t specifically address this, most cities require ADUs to have their own exterior entrance.

What should be considered when designing an ADU for seniors?

Features like ramps, wider doorways, and handrails can make the space more accessible, though additional permits might be needed for these modifications.

Can you use a mobile structure as an ADU?

No, mobile structures rely on temporary supports like concrete piers. ADUs should be built on a fixed and permanent foundation and meet the California Building Code or California Residential Code.

How fast can you build an ADU?

The process, including permits and construction, typically takes between three to six months.

What are the rules for ADU ownership in San Dimas?

Is the property owner required to live in the main house?

Starting January 1, 2025, property owners applying to build an ADU on a single-family property should live in either the main house or the ADU.

What are the rental regulations for an ADU?

ADUs can be rented, but the lease should be for a minimum of 30 days.

What permits are needed for an ADU?

A building permit is required to construct or convert an ADU. This includes approvals for structural modifications, plumbing, and electrical systems.

Resources and Where to Start in San Dimas

To get started, San Dimas residents can reach out to the San Dimas 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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