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ADU Solutions for Aging in Place in San Fernando
A lot of older adults in California prefer staying in their own homes and neighborhoods because it gives them comfort and independence, rather than moving to a care facility. The difficulty is figuring out an affordable way to make this work, while also ensuring they have help when needed and increasing the value of their home. This article looks at a simple solution to meet these needs.
Adding an ADU to your property creates a comfortable and safe living space tailored to individual needs. These small homes are an affordable choice for seniors, allowing them to stay close to family and easily adjust to different life changes.
Understanding ADUs and their Benefits for Aging in Place in San Fernando
What is an ADU?
An ADU (Accessory Dwelling Unit) is a small, separate living space on the same property as the main home. It can be a detached structure, an addition to the main house, or even a converted garage. These units generally include all the necessary features like a bedroom, kitchen, and bathroom, offering seniors a private space while staying close to family.
Benefits of ADUs for Aging in Place
- Flexible for Changing Needs: ADUs can provide a home for family members or caregivers, and they can be rented out if needed in the future, making them versatile as circumstances change.
- Staying Close to Family: Living near family helps seniors maintain their independence while still having emotional support and staying in familiar surroundings.
- Affordable Solution: Building an ADU is usually more cost-effective than moving to a retirement home and allows families to share expenses.
- Designed for Safety: Features such as ramps, wider doorways, and non-slip floors help make ADUs safer and more accessible for older adults.
Not sure which ADU option is right for you or your property?
Gather ADU
How do you improve the property to fit your elderly parent?
Creating a space for your elderly parent gives them the freedom to live independently while still being close to family. Staying socially connected is crucial for their well-being, so it's important to design a setup that offers privacy but also invites family interaction.
An ADU offers a separate living area close to your main home, making it easy for family to visit or lend a helping hand. Adding a small dining or living space creates a comfortable area for spending time together, while a porch or garden can offer a peaceful outdoor spot for relaxation.
To make the space more comfortable and safe, consider features like ramps, good lighting, and easy-to-use furniture.
Placing the ADU near your house allows your parent to have their own space while ensuring they’re always close to family, helping them feel both independent and supported.
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 Fernando is $522,816. A loan that has a 6.5% interest rate, requires a monthly payment of $3,305. 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 $712,800 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 Fernando
Where can ADUs be built?
ADUs can be constructed on properties zoned for single-family homes (R-1), as well as for multi-family homes (R-2 and R-3).
What is the maximum size and height of an ADU in a single-family zone?
In areas zoned for single-family homes, ADUs can be up to 640 square feet in size and should be limited to one story.
What is the maximum size and height of an ADU in a multi-family zone?
In areas zoned for multi-family homes, ADUs can be up to 640 square feet in size and should be limited to one story.
What is the minimum setback for an ADU?
The minimum setback for an ADU in San Fernando is 4 feet.
What are the safety regulations for an ADU?
If the main home does not require fire sprinklers, then ADUs are also not required to have them.
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?
To improve accessibility for seniors, features like ramps, wider doors, and handrails are helpful. Keep in mind that additional permits may be needed for these changes.
Can you use a mobile structure as an ADU?
No, mobile homes are not suitable for ADUs since they rest on temporary support. ADUs should be built on a solid foundation and follow the California Building or Residential Codes.
How fast can you build an ADU?
Typically, the process, from permits to construction, takes between three and six months.
What are the rules for ADU ownership in San Fernando?
Is the property owner required to live in the main house?
Yes, the property owner is required to live in either the main house or the ADU. One of the units should be owner-occupied at all times. If the owner stops living in either the main house or the ADU, the ADU should not be rented or occupied by others.
What are the rental regulations for an ADU?
The ADU can only be rented out for periods longer than 30 days.
What permits are needed for an ADU?
A building permit is necessary to build or convert an ADU. This covers approvals for changes to the structure, plumbing, and electrical systems.
Resources and Where to Start in San Fernando
To get started, San Fernando residents can reach out to the San Fernando 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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