Incentivizing Accessible ADUs

1. Conduct a review of existing regulations. Comprehensively assess local building codes, zoning laws, and housing policies to identify barriers to the construction or conversion of accessible and visitable ADUs. This includes evaluating design standards and permitting processes that may hinder accessibility features.
2. Utilize external resources. The Kelsey, an organization focused on disability-forward housing solutions, has developed Inclusive Design Standards, along with a self-scoring checklist, to provide guidance and advance disability-forward housing creation. They’ve also detailed best practices to help local and state governments ensure accessible homes reach disabled tenants.
3. Conduct stakeholder engagement. Collaborate with disability advocacy groups, architects specializing in universal design, homeowners, and community members to gather insights and identify challenges related to accessible and visitable ADU development. This collaborative approach ensures that diverse perspectives inform policy and regulatory adjustments.
4. Determine your standards/definitions for “accessible” and “visitable.” HB24-1152 includes legislative definitions of those terms which should be considered the minimum standard for each.
   • “Accessible unit” means a housing unit that:
     • Satisfies the requirements of the federal “Fair Housing Act”, 42 U.S.C. sec. 3601 et seq., as amended;
     • Incorporates universal design; or
     • Is either a type a dwelling unit, as defined in section 9-5-101 (10), or a type B dwelling unit, as defined in section 9-5- (12).
   • “Visitable unit” means a dwelling unit that a person with a disability can enter, move around the primary entrance floor of, and use the bathroom in.
5. Amend zoning and building codes. Consider implementing legislative changes to support accessible and visitable ADUs, such as:
   • Allowing increased floor area for ADUs to incorporate accessibility features, particularly to support the conversion of ADUs to be accessible or visitable.
   • Reducing or waiving parking requirements for accessible ADUs, recognizing that occupants with disabilities may have different transportation needs.
   • Providing flexibility in setback requirements to facilitate the construction of ramps or other accessibility structures.
   • Providing flexibility in any lot standards (e.g., lot coverage, permeable landscaping requirements) that may limit the ability to provide accessibility features, such as paths to ADUs that can be used by people with mobility constraints.
6. Determine financial or other incentives. Consider establishing grant or loan programs to assist homeowners in offsetting the costs associated with incorporating accessibility features into ADUs. Consider reducing or waiving local government fees for the construction or conversion of accessible and visitable ADUs.
7. Streamline permitting processes for qualifying ADUs. Consider simplifying and expediting the approval process for accessible and visitable ADUs by creating clear guidelines and offering technical assistance to applicants. This may involve developing a standardized checklist for accessibility and universal design features and providing dedicated support to navigate the permitting system.
8. Consider providing accessible and visitable pre-approved ADU plans. If your jurisdiction provides pre-approved plans for the construction of ADUs, ensure that some are accessible and/or visitable.
9. Launch marketing efforts for the program and its benefits. Develop educational materials and a public information strategy to clearly communicate the benefits of constructing accessible and visitable ADUs, including any available incentives. Utilize existing communication channels (e.g., city newsletters, utility bill inserts, social media), local media, targeted mailings and/or presentations to groups like local non-profit organizations working with populations that would benefit. Providing resources, workshops, checklists, and consultations can empower stakeholders to embrace accessibility in their projects.

Homeowners, builders, and even staff may not know about the importance and benefits of accessible ADUs.

• Develop targeted materials that communicate the need for and value of accessible design, including success stories and best practices.
• Identify partnerships with local non-profit organizations to amplify marketing efforts amongst the community.

Incorporating accessibility features can raise construction expenses, potentially deterring homeowners. 

• Offer financial incentives, such as grants or fee waivers, to offset additional costs and encourage the inclusion of accessibility features.

Homeowners may worry that accessibility features will negatively impact the aesthetics of their property. 

• Promote universal design principles that integrate accessibility seamlessly, demonstrating that functionality and aesthetics can coexist.

Denver: West Denver Renaissance Collaborative

See the West Denver case study for more details.

Denver's Westside ADU project (WDSF+) features six single-story pre-approved ADU plans designed to meet ANSI Type B Adaptable Design Standards, allowing for seamless adaptation to fully accessible homes as needed.

Key design standards include:

• Hallways and doorways wide enough for wheelchairs and walkers
• Six single-story units that minimize the need for stairs
• Blocking in walls for grab-bar installation
• Parallel approach to sinks for ease of use by wheelchair users
• Low-threshold step-in shower for independent bathing

Outside Colorado examples 

Alameda, CA: Universal residential design ordinance requires certain residential dwelling units (not ADUs) to meet visitability and universal design standards.

San Antonio, TX: Universal design ordinance requires new homes constructed with the City’s financial assistance to incorporate specific universal design features. Permit-ready plans selected for inclusion in the City’s ADU Permit-Ready Plan Library must incorporate all universal design elements included in the City’s universal design ordinance.

California’s Residential Building Code includes aging in place and fall prevention requirements that apply to the construction of new dwellings. 

• Waiving or Reducing ADU-related fees for Low- and Moderate-Income Households
  Waiving or Reducing ADU-Related Fees for All Applicants: See these strategies for details on fee waiver/reduction mechanisms that could also be used as incentives for accessible ADUs. 
• Encouraging Factory-Built ADUs
  Ensuring Factory-Built Units Receive Efficient Review: Some factory-built ADUs are designed to meet accessibility requirements, with features like wide doorways and hallways, low-threshold shower entry, grab bars, and roll-up vanities, counters, and workspaces. Homeowners looking for accessible ADUs may find it easier to start with a factory-built unit, so making sure it isn’t overly onerous to get one approved and/or providing incentives can be helpful. 
• Providing Pre-Approved ADU Plans: Providing a pre-approved design(s) with accessibility features can help you meet multiple goals at once and make it easier for homeowners to take advantage of incentives programs for accessible ADUs.
  Wherever you provide information about your pre-approved designs, designate those that provide accessibility features and clearly describe any incentives available for homeowners using those designs. 
• Partnering with Tenant Matching Organizations: Tenant matching organizations may be well-suited to helping ADU owners find tenants that would benefit from an accessible unit, especially seniors.