Homes for more than one generation

Why I wrote this guide

Many buyers I talk with want one home that works for parents, grandparents or grown children as well as themselves. This guide covers the three features that make that possible: a separate unit (an ADU or casita), a bedroom on the ground floor, and a floor plan that gives each household its own space. Where I state a rule, I link the official page it comes from, so you can read it yourself. Rules change, so confirm them with the city before you buy or build.

ADU or casita

An accessory dwelling unit (ADU), often called a casita or granny flat, is a second home on the same lot with its own kitchen, bathroom and entrance. It can be detached, attached, or converted from a garage. A junior ADU (JADU) is a smaller unit inside the main house. The California Department of Housing and Community Development (HCD) explains both on its ADU page and in its ADU Handbook.

The state rules I check first:

• One ADU and one JADU. On a lot with a single-family home, the city must approve one ADU and one JADU that meet the state standards (Gov. Code 66323).
• Approval without a hearing. ADU permits are approved ministerially. Once an application is complete, the city has 60 days to approve or deny it when a home already exists on the lot (Gov. Code 66317).
• Size and setbacks. A city must allow an ADU of at least 800 square feet with 4-foot side and rear setbacks, and a detached ADU at least 16 feet tall (Gov. Code 66321).
• JADU size. A JADU is no more than 500 square feet and sits entirely within the house; an attached garage counts as part of the house (Gov. Code 66313, Gov. Code 66333).
• Owner occupancy. A city cannot require the owner to live on a lot with an ADU (Gov. Code 66315). For a JADU that shares a bathroom with the main house, the owner must live in one of the two (Gov. Code 66333).
• Parking. No extra parking can be required for an ADU within one-half mile walking distance of public transit, among other exemptions (Gov. Code 66322).
• Selling. An ADU can be rented but not sold separately from the main house, unless the city has adopted an ordinance allowing it (Gov. Code 66314, Gov. Code 66342).

Each city adds its own ADU rules within the state law. Norwalk and Lakewood each have an ADU page (Norwalk ADUs, ADUs in Lakewood); for Artesia, Bellflower and Cerritos, read the ADU section of the city's zoning code or ask its planning department. When a home already has an ADU or casita, I ask the seller for its permit and final inspection before you make an offer.

Ground-floor bedrooms

A bedroom and full bathroom on the ground floor lets someone live in the home without using the stairs every day. When I tour a two-story home with you, I check:

• a bedroom on the ground floor with a full bathroom next to it, not only a half bath
• a step-free path from the driveway or garage to the front door and to that bedroom
• doorways and a hallway wide enough for a walker or wheelchair
• a shower you can step into without a tub wall

HCD publishes a model universal design ordinance that lists features such as 32-inch doors, grab-bar backing and lever handles. Cities can adopt it but are not required to, so treat it as a checklist, not a rule a home must meet. If you are buying a newly built home, the same page explains how to ask the builder for these features.

Multigenerational floor plans

Beyond a separate unit, some floor plans give two households room inside one house:

• A suite with its own entrance: a bedroom, bathroom and sitting room on one side of the house, sometimes with a kitchenette.
• Split bedrooms: the main bedroom on one side and the other bedrooms on the other, so each household has some quiet.
• A second living area: a family room or loft in addition to the living room.
• A garage that could become a JADU or ADU: check the rules above and the city's before you count on it.

Search terms such as "casita", "guest suite", "ADU" or "bedroom downstairs" help find these homes, but the listing description is the seller's. I confirm the layout and the permits before you write an offer.

Finding a home that fits

Tell me the features you need, such as a casita, a ground-floor suite or step-free entry, and I will search for homes by those features. Start with my city guides for Artesia, Bellflower, Cerritos, Lakewood and Norwalk, or call or message me.