New law effective January 1, 2019 – As of January 1, 2019, homeowners who created accessory dwelling units (ADUs) without the required building permits may have the opportunity to bring their ADUs into compliance. For ADUs that were constructed without building permits, local building officials now have the option to inspect an ADU and apply the building standards that were in effect at the time the unit was constructed.
Bringing a dream to life Half Moon Bay homeowners Bill and Ruthie are like many other couples looking to set their adult children up for success when they are gone. But their days are packed with even more emotion than most parents: their 33-year-old son, Alex, has severe developmental disabilities. They knew they needed to create some distance between themselves and Alex so he could learn to live somewhat independently before they became too elderly to care for him at home. They agonized over what to do, even how to start thinking about Alex’s future without them by his side. Bill and Ruthie thought the best option would be for them to move out of the home they have long shared with Alex so he could remain in familiar surroundings with care givers. They looked at many options – buying or renting a second home nearby, moving to an area with lower housing costs, even docking a sailboat at the local marina – but none were feasible. They felt they had reached a dead end until Ruthie discussed their dilemma with a neighbor. The city, the neighbor told her, had made it easier to build second units. The next day Bill and Ruthie were talking with city planners. Today, Bill and Ruthie spend a few nights each week in a second unit they added to their existing home while Alex has round-the-clock care in the main.
Words of Advice about the ADU Development
Process, from Those Who Have Gone Before You
Recently, I conducted a brief survey of those who have attended
one of my
ADU classes.
Of those who had completed or nearly completed construction, I asked a
question:
If you completed an ADU or are in the final stages of building
one, what advice would you offer to prospective ADU owner-developers?
Sometimes, you can do
research on your own using Google. But, other times, it’s more useful
to get advice from homeowner/developers who have already gone through the
process. Below are the 25+ responses to that question.
Make sure you’ve set aside a significant
chunk of time so the process is less stressful. Prepare to be patient with
yourself and the contractor.
Spend a lot of time planning with your
contractor, make all your decisions ahead of time, then let them build. This
avoids change orders, keeps the project on budget and on time.
Take this course!! Note: We are using equity from
sale of previous home, plus a standard mortgage for the newly purchased
existing (main) home, as main source of funding. So equity is being used, but
not a home equity loan. ADU is for aging family member (mother/mother-in-law).
Take your time with the planning and be
sure to get a small space expert to help you with the design. Placement of
water tanks, washer/dryer, closets, bathroom, etc. can be done well if you have
someone who knows what they are doing. Stick to a small footprint. A lot can be
done in a small space.
The City permit process is a bureaucratic
quagmire (and expensive, too). Avoid it if you possibly can.
Know what your project is from the
beginning
Get multiple trades estimates or GC
estimates for the entire project
Get in writing what your trades people are
doing and what you are doing if you are GC-ing yourself
Know the cities rules!
It will take longer, and be more expensive
than you originally think. Also, bid everything extensively.
It costs a lot more than $100k, think more
like $180K to have it build and signed for you
I would want them to know doing it
yourself is a lot harder than I thought, and nothing seems to get done as
quickly as you’d hope. Dealing with the city is HARD.
I probably over built the house. Designer
was overly cautious.
I discovered that even though I hired a
general contractor to do the job, I was much more involved in the project than
I thought I would be. I needed to make all of the design decisions, buy all of
the fixtures, and (most importantly) watch for and point out mistakes made by
my contractor or one of his subcontractors.
Have a contingency fund — in my case
around 20% is needed.
Go slowly, work with a designer who has
experience.
Give yourself more time then you think
you’ll need. Know that it will be consuming but fun… at least so far!
Get the builder in on the design phase.
Find contractor and designer that you can
trust
Find a good designer and you can save
money with a drafter in lieu of an architect. If you use a designer/drafter
team, you’ll need to make sure that one of them is competent to submit the plan
set and shepherd it through the process with the City.
Everything will be more expensive and take
longer than you initially planned for … so plan for that!
Do your homework. It’s more complicated
than it may appear.
Do your homework and have a good plan in
place before you start, but be prepared for the plan to change daily. Make sure
you are working with a contractor with whom you trust completely, because they
are the most important person in the whole process. Don’t cut corners and don’t
waste time trying to save a couple of bucks by doing things yourself that some one
else really should be doing.
Do it!
It is probably going to
cost more than you think.
You are allowed to do
most of the work yourself if you plan to occupy. (City will provide you with
handy sheet detailing what you can and cannot do.)
For myself in the
future, I may consider just finishing space (ie basement/attic) as opposed to
the whole process of the ADU.
I’d also like to see
some prefab designs or construction packages. As much as anyone likes to have a
personalized design, it is overwhelming to make all the choices and if you want
as a rental anyway, it may make sense to go with a cheaper option.
Be
patient
Hire a
designer!
Wow.
educate yourself. and plan. plan. plan. and definitely consider a design build
company to work with. in retrospect i feel that the pros outweigh the cons of
hiring a design build company. at the very least hire an architect who works
alongside a builder and have them collaborating from the jump start. and last
but not least prepare yourself for the potential of dealing with tree
representatives that work for the city and promote unreasonable tree code…
Admittedly, there’s some
common cautionary advice themes here !
It’s going to take longer than you think.
It’s going to cost more than you think.
Plan to spend significant time/energy planning and
designing the ADU in advance with skilled pros.
But,
here’s one more anecdotal takeaway I have noticed from those who have completed
an ADU. No one ever regrets having built an ADU. Indeed, for many
homeowners, building an ADU is the most life-changing
thing they’ve ever done to create flexibility and financial freedom
in their lives. That additional little tidbit of advice may be useful for those
who are considering whether to undertake an ADU project on their property.
Aging in place is a term that has been coined for individuals
who reside in a dwelling of their choice, for as long as they can, while they
grow old. This entails maintaining the right resources and services,
depending on each senior’s needs.
Many people who decide
to age in place must make home modifications in preparations for their needs as
they grow older.
Aging in place modifications
include:
Accessible
bathtubs
Increased
railings
Removing
furniture that could be a hazard or cause a fall
Having
no lip or threshold between doorways
Adding
ramps to outdoor staircases
Increasing
the size of doorways to make them wheelchair accessible
These smaller spaces are
perfect for facilitating aging in place. They can be customized for
foreseeable needs like accessibility and convenience.
We know that choosing
the best option for senior living can be difficult. That is why comparing
options can help people make the best-informed decisions.
Aging in Place vs. Nursing Homes
One of the many options
for senior living is a nursing home. Typically nursing homes are beneficial for
individuals who have more complex health issues and need around-the-clock
assistance from more skilled professionals like nurses or physicians.
However, not all
circumstances are the same, so these guidelines may not apply to all. Everyone
has unique needs that determine their best senior living option.
That being said, here
are two factors that can strongly influence this important decision:
Cost: Aging in Place vs. Nursing Home
According to a survey
done by MetLife Mature Market Institute (2016), the average cost per day in a
semi-private room in a nursing home in California is $249.
This totals to a total cost of
around $90,885 per year.
If one wanted a private
room, those prices would shoot up to $330 per day, or $120,450 per year.
Compare that to aging in
place in a granny flat: On average, the cost to build a stand-alone unit
is $220-$350 a square foot.
While these are ballpark
numbers that can vary by build, location and architect fees, it ranges
from a total cost of about $130,000 – $250,000 to build a granny flat.
Even though this option
has a higher sticker price than a nursing home, we will explain how the added
value of the additional property usually outweighs the overhead costs. Building
a granny flat also increases the value of your home.
Care: Aging in Place vs. Nursing Home
One of the major
benefits of a nursing home is that comes with around-the-clock care.
Nursing homes offer personalized assistance like help getting out of bed,
bathing, eating, or other special attention.
They also offer
assistance for more complex health conditions like a skilled nurse or a physical
or speech therapist.
This personalized
attention is great for individuals who have disabilities or special daily
needs. Also, if family members do not have the time or resources to take
care of their elderly family members to this extent, nursing homes can be a
very good option.
In contrast, if a family
has enough time to help care for their elderly family members, aging in place
in a granny flat can also be very beneficial.
Many times, immediate
family members occupy the main house: The lack of a geographical barrier allows
individuals in need of assistance immediate help if something were to happen.
Aging in Place vs. Assisted Living
Assisted living differs
from a nursing home primarily because of the different services provided.
Many times, residents of nursing homes have more complex health problems,
whereas assisted living communities generally require more custodial care.
Cost: Aging in Place vs. Assisted Living
According to the 2015
Genworth Financial cost of care survey, the average cost of an assisted living
facility in California is $3,750 per month.
That is a total of $45,000 per
year.
Again, this will vary
based on where you live but these are average numbers.
Let’s take a look at the
costs of aging in place in a granny flat again. We already know that it
can cost around $220 – $350 per square foot.
That may seem like a
lot, but don’t forget that it also adds major value to the property! For
example, a home purchased in 1990 for $100,000 has a base value of
$156,000 (from California’s Prop 13’s 2% increase).
Let’s say you then build
a granny valued at $75,000.
You would add $156,000 +
$75,000 = $231,000.
So $231,000 is the new
assessed value of the home.
Care: Aging in Place vs. Assisted Living
Assisted living
communities usually look more like an upscale apartment complex. Most
seniors would get their own unit.
There is also custodial
care for individuals with mobility needs or may be living with dementia.
Qualified professionals are there to help with daily activities to make them
safe and functional.
But with a loved one
living in an assisted living community, physical distances can decrease family
visits.
As for aging in place in
a granny flat, being close to a loved one can be beneficial for safety reasons
but also for emotional reasons. Keeping an elderly family member
emotionally engaged can increase their quality of life, happiness, and
help maintain cognitive function.
Aging in Place in a Granny Flat vs.
Independent Living
Aging in place in a
granny flat and independent living are very similar concepts. They both
promote independence and maximizing time in personal homes.
A couple of the key
differences are the distance to relatives and home modifications. We will
go over the costs and care of both and the benefits of the different
lifestyles.
Costs: Aging in Place in a Granny Flat vs.
Independent Living
Independent living is
what it sounds like: living in one’s own home during their senior years.
To ensure safety and mobility of the inhabitants of the home, modifications
must be made.
These modifications will
have to depend on the shape of the house before the renovations. Stand-up
bathtubs, stair elevators, and additional railings are all precautions that
have to be considered if the decision is made to live in one’s own home.
Since house
modifications vary so drastically, it’s hard to estimate the total cost–but
keep in mind that mortgage or rental costs will be added on top of house
modifications.
For aging in place in a
granny flat, we’ve gone over the costs to build and the value it adds but there
is also financial value in downsizing. The old house that the elderly
family member moves out of can be rented out or sold for income.
Care: Aging in Place in a Granny Flat
vs. Independent Living
An elderly person who is
well enough to maintain living in their old home will not have many changes in
lifestyle. If they are not healthy enough to be on their own,
professional help is available for hire with in-home care.
This can be very helpful
because it does allow your family member to stay in their own home, but can be
very costly in the long run.
Aging in place in a
granny flat has benefits because family members are close in physical and
emotional proximity. In addition, downsizing can ease the burden of
aging.
A smaller house means
less upkeep and fewer possessions to keep track of. Elderly members still
have their own space with easier maintenance, while maintaining personal
responsibility.
Choosing where to house
an elderly family member is no easy decision. There are positives and
negatives to all housing options.
When making the
decision, the whole family should weigh the importance of each aspect of senior
living. That importance along with the needs of the senior should help
determine which housing option is right for your family.
Lastly, remember these
three things:
Communication
is key. Good communication between family members allows everyone to be
on the same page so no confusion will toughen an already difficult process.
Focus
on what is important. It is easy to lose sight
of what really matters. At the beginning of the journey, make a list of
factors that matter. Reference the list from time to time to maintain
consistency.
Don’t
cut corners. Moving a loved one into a new space takes time.
Cutting steps could really damage quality of life for your family member.
With the right amount of
time and effort dedicated towards the decision, your family will be able to
find the right option for senior living.