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ADU Solutions for Aging in Place in San Francisco
Living at home in a familiar environment gives seniors a sense of comfort, independence, and stability, which is often more appealing than moving to a senior living facility. The challenge is figuring out how to provide the care they need without raising costs while also improving the home's value. This article looks at a practical solution to address these concerns.
Adding an ADU to your property is a great way to provide seniors with a safe and cozy place to live. These smaller homes include features that make everyday life more convenient and secure. They also allow seniors to stay near family and connected to their community. In the future, the space can be used for other purposes as needs change.
Understanding ADUs and their Benefits for Aging in Place in San Francisco
What is an ADU?
An ADU, or Accessory Dwelling Unit, is a small, independent living space built on the same property as a main house. Often called granny flats, in-law units, or backyard cottages, these units come with a kitchen, bathroom, and living area. They can be detached, attached, or created by converting part of the main house, like a garage.
Benefits of ADUs for Aging in Place
Staying Close to Family
For seniors, leaving a longtime home can be overwhelming because it disrupts their familiar routines and social connections. An ADU on the same property as family members allows them to keep their independence while staying near loved ones for support. This arrangement provides a sense of security and comfort for both seniors and their families.
A Cost-Effective Solution
Building an ADU is often more affordable than moving to a retirement home. It also allows families to live together across generations, saving on housing costs.
Designed for Safety and Accessibility
ADUs can be customized with senior-friendly features like single-level layouts, wider doorways, grab bars, and non-slip floors to make daily life safer and more manageable for those with mobility challenges.
Flexibility for the Future
ADUs offer long-term versatility. If no longer needed for senior living, they can house other family members, and caregivers, or even be rented out to generate extra income. This adaptability makes them a smart investment for changing needs over time.
Not sure which ADU option is right for you or your property?
The Southwest Builders
How to improve the property to fit your elderly parent?
Start by evaluating how well your parent can live independently now and consider how their needs might change in the future. While it’s not always easy to think about, planning ahead can make things more manageable later.
If your parent is still able to live independently but struggles with stairs, it might be time to provide them with a one-level living space. This setup should include all the essentials—like a bedroom, bathroom, kitchen, living area, and entrance—on the same floor to make daily life easier.
Since remodeling the main house to accommodate this can be expensive, time-consuming, and disruptive, building an ADU is often a better option. Whether attached to or separate from the main house, an ADU provides privacy and convenience. If you rent out the main house, finding tenants willing to assist your parent in emergencies can provide added security.
If you’re not planning to live in the main house yourself, renting it to a family willing to help your parent can be a smart choice. Even if it means accepting slightly lower rent, the peace of mind it offers is worth it.
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 San Francisco is $518,544. A loan that has a 6.5% interest rate, requires a monthly payment of $3,278. 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 $1,800,000 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 San Francisco
Where can ADUs be built?
ADUs can be built on properties zoned for 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, ADUs can be up to 1,000 square feet and 16 feet tall for detached units. For attached ADUs, the height depends on the zoning district rules, but adding additional stories is not allowed.
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 1,000 square feet and 16 feet tall for detached units. The attached ADUs follow zoning regulations for height, with no vertical expansions allowed.
What is the minimum setback for an ADU?
The minimum setback for an ADU in San Francisco is 4 feet.
What are the safety regulations for an ADU?
For multi-family buildings with 3 or more units, adding fire alarms and sprinkler systems to the ground floor may be required for ADUs approved under local programs.
Is independent access from the main house required?
Yes, an ADU should have a separate entrance. It cannot rely on access through another unit, but it can share a common foyer or hallway.
What should be considered when designing an ADU for seniors?
Designs for seniors should focus on accessibility, such as step-free entrances, ramps, and handrails for safety. These features may require extra permits.
Can you use a mobile structure as an ADU?
No, mobile homes on temporary foundations are not allowed. ADUs should have permanent foundations and meet California’s building standards.
How fast can you build an ADU?
Building an ADU typically takes 3 to 6 months, depending on the time required for permits, design work, and construction.
What are the rules for ADU ownership in San Francisco?
Is the property owner required to live in the main house?
San Francisco does not specify if the property owner should live in the main house.
What are the rental regulations for an ADU?
The property owner should file a deed restriction, which ensures that the ADU cannot be used for short-term rentals.
What permits are needed for an ADU?
You’ll need a building permit that covers architectural, structural, plumbing, electrical, and mechanical work. Once you submit your application for an ADU connected to an existing home, the city reviews it and decides within 60 days.
Resources and Where to Start in San Francisco
To get started, San Francisco residents can reach out to the San Francisco City Planning Department for ADU guidelines and zoning details.