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ADU Solutions for Aging in Place in West Covina
Finding a way to help seniors in California stay in their homes and communities while staying comfortable and independent, is a key goal. The challenge is figuring out an affordable solution that provides the necessary support and could even increase the property's value. This article offers a simple and practical way to overcome these challenges.
Adding a small home to your property is a great way to create a safe and comfortable space for seniors. These homes can be built with features that make them easy to use and secure for older family members. They're cost-effective, long-lasting, and flexible enough to change as needs change.
Understanding ADUs and their Benefits for Aging in Place in West Covina
What is an ADU?
An ADU or Accessory Dwelling Unit is a small home built on the same property as the main house. Sometimes called granny flats or backyard cottages, these units include their own kitchen, bathroom, and living area. They can be separated from the main house, attached to it, or created by converting part of the existing space.
Benefits of ADUs for Aging in Place
Safety and Easy Access
ADUs can be built with features that make life easier for seniors, like single-story designs, wider doors, grab bars, and non-slip floors to improve safety and comfort.
Flexible for the Future
ADUs are versatile. They can house family members or caregivers, or even be rented out for extra income when they’re no longer needed for senior living. This makes them a great long-term investment.
Proximity to Family and Support
For seniors, leaving a home where they’ve spent many years can be stressful and difficult. Having an ADU on the same property allows them to live independently but still be close to family for support, offering peace of mind for everyone.
Affordable Option
Building an ADU is often cheaper than moving to a retirement home. It also helps families save money by allowing them to live together on one property, eliminating the need for additional homes.
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?
Social isolation can become a significant concern for older adults, affecting both their mental and physical health. When designing or updating an ADU for an elderly parent, it’s important to consider their physical needs while also ensuring they stay socially connected.
An ADU provides a separate living space with its entrance, while still being close to the main house for easy family support. To reduce isolation, create inviting areas like a cozy living room or a small dining space for family meals. Outdoor features like a porch or garden can also provide opportunities for your parent to interact with neighbors and enjoy the outdoors.
Mobility issues can make it harder for your parent to stay socially engaged. Adding features such as wheelchair ramps, better lighting, and accessible seating areas will help them move around more easily and engage with others.
Having the ADU close by allows your parent to maintain their independence while still staying connected with family, which can help reduce loneliness. The right balance of privacy, comfort, and accessibility ensures their overall well-being.
What are the economics of building an ADU for the aging-in-place scenario?
The good news is that many older homeowners have already paid off their mortgages, giving them more financial flexibility. If this applies to you, you could consider using a Home Equity Line of Credit (HELOC) to fund the construction of an ADU. Once the ADU is finished and your parents have moved in, renting out the main house can help pay off the HELOC. The important factor here is ensuring that the rental income from the main house covers the payments. While it may seem a bit complicated, this approach allows you to estimate both your expenses and potential earnings.
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 West Covina is $520,632. A loan that has a 6.5% interest rate, requires a monthly payment of $3,291. 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.
ADU design restrictions in West Covina
Where can ADUs be built?
ADUs can be built on properties intended for either single-family or multi-family residential use.
What is the maximum size and height of an ADU in a single-family zone?
In a single-family zone, the maximum size for an ADU is 1,200 square feet, and it can be up to 16 feet tall.
What is the maximum size and height of an ADU in a multi-family zone?
In a multi-family zone, the size and height limits for an ADU are also 1,200 square feet and 16 feet tall.
What is the minimum setback for an ADU?
The minimum setback for an ADU in West Covina is 4 feet.
What are the safety regulations for an ADU?
Fire sprinklers are not necessary for an ADU unless they are required for the main house.
Is independent access from the main house required?
Yes, the ADU should have a separate entrance from the main house to maintain privacy.
What should be considered when designing an ADU for seniors?
When designing an ADU for seniors, include features like ramps, wider doors, and handrails to make it easier for them to move around. These changes may require special permits.
Can you use a mobile structure as an ADU?
No, mobile homes cannot be used as ADUs because they need to be placed on a permanent foundation and must comply with California building codes.
How fast can you build an ADU?
It typically takes between 3 to 6 months to build an ADU, depending on permits, design, and construction conditions.
What are the rules for ADU ownership in West Covina?
Is the property owner required to live in the main house?
The West Covina Municipal Code does not specify that the property owner should live in the main house.
What are the rental regulations for an ADU?
ADUs cannot be rented out for periods of 30 days or less.
What permits are needed for an ADU?
You will need building permits for any plumbing, electrical, or mechanical work.
Resources and Where to Start in West Covina
To get started, West Covina residents can reach out to the West Covina 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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