TO:
Honorable Mayor and Members of the City Council
THROUGH:
Talyn Mirzakhanian, City Manager
FROM:
Masa Alkire, Community Development Director
Ryan Heise, Building Official
SUBJECT:Title
Discussion of Building Permit Discounts to Qualified Older Adults for Aging in Place Projects (Potential Budget Impact) (Community Development Director Alkire).
(Estimated Time: 15 Mins.)
DISCUSS AND PROVIDE DIRECTION
RECOMMENDATION:
Staff recommends that the City Council discuss and provide direction.
FISCAL IMPLICATIONS:
There are no fiscal implications associated with the discussion of the agenda item. If future direction is provided by Council to move forward with discounted user fees for plan check review and building permits, then such direction will result in a limited reduction in cost recovery of both plan check and inspection services provided.
BACKGROUND:
At the October 7, 2025 City Council meeting, Councilmember Joe Franklin brought forward the potential staff work assignment of exploring the possibility of the City providing discounts on building permits to qualified older adults for aging in place projects, which was seconded by Councilmember Tarnay. During the October 21, 2025 City Council Meeting the agenda item received a third vote by Councilmember Howorth and Council provided the direction that staff time be allocated to complete work on the topic.
DISCUSSION:
Aging in place refers to the ability of older adults to live in their own homes or familiar communities safely, independently, and comfortably as they age, without the need to move to assisted living or nursing facilities. Successful aging in place often requires modifications to the home to improve safety and accessibility. Examples of the types of home improvements required include installing grab bars in bathrooms, adding ramps, chair lifts, or elevators, widening doorways and improving lighting.
Assembly Bill (AB) 2132 was approved in 2018 and authorizes cities and counties in California to waive or reduce building permit fees for home modifications that help seniors with disabilities age in place. AB 2132 allows for local discretion rather than the State mandating a reduced/waived fee program. The State or other public entity does not maintain a comprehensive city-specific list identifying which cities offer permit fee modifications. The cities neighboring Manhattan Beach, including El Segundo, Redondo Beach, Hermosa Beach, Torrance, and Rancho Palos Verdes have not adopted an ordinance to reduce or waive building permit fees for ageing in place projects.
Existing law allows cities to prescribe fees for building permits for the amount not to exceed that which is reasonably required to administer or process these permits. The current building permit fees were adopted by City Council and implemented on July 1st, 2025. The building permit fees adopted specify full cost recovery, other than permits for solar panels and water heaters which were set by City Council below the full cost recovery amount.
Per AB 2132, qualified older adults are defined as a senior at least 60 years of age, with a qualifying disability. A qualifying disability is a disability that is recognized by the California Department of Housing and Community Development (HCD). If the City were to pursue a local permit fee discount program, then the City would have the discretion to consider implementing additional qualifying factors, which could include:
• Raising the minimum qualifying age
• Requiring a participant to reside at a location as a primary residence for at least 5-10 years
• Setting an income threshold to qualify
• Specifying submittal criteria for documentation of income eligibility and
• Limiting the project scope of work that the program covers
“Aging in Place” Building Permit Discount Implementation Challenges
Implementing a fee reduction program for qualified older adults may face the following potential challenges:
• The reduction of revenue due to permit fee discounts would need to be offset through the General Fund.
• There is an administrative burden generated by verification of eligibility and monitoring of the program to prevent abuse. Staff is not currently trained to review and analyze residents’ financial documents to confirm eligibility with income-based programs. Staff would also have to analyze the disability eligibility. The delay time associated with this review/analysis, and its impact on other reviews, is unknown at this time. Accordingly, the impact on staff resources is unknown at this time.
• An effective outreach and communication strategies program would need to be implemented to ensure eligible residents are informed.
Existing regulations/programs that currently aid “Aging in Place”
Manhattan Beach adopted the 2022 California Residential Code (CRC) on January 1st, 2023. The 2022 CRC introduced section R327 to promote aging-in-place design. These requirements include reinforcement for future grab bar installations in entry level bathrooms, govern electrical receptacle outlet switch and control heights, require minimum interior door widths for at least one bedroom and bathroom on the entry level, and specify doorbell buttons heights. By adhering to these guidelines, builders and homeowners can ensure that dwellings are not only compliant with current standards but also prepared to support occupants throughout the various stages of life.
Manhattan Beach previously implemented a municipal code section to allow for reasonable accommodations from the strict application of the City’s land use and zoning regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. A disabled person is defined as a person who has a physical or mental impairment that limits one or more major life activities, anyone who is regarded as having such impairment, or anyone who has a record of such impairment as those terms are defined in the fair housing laws. Major life activity means physical, mental, or social activities such as the operation of major bodily functions, seeing, hearing, eating, sleeping, walking, standing, sitting, reaching, lifting, bending, speaking, breathing, learning, reading, concentrating, thinking, communications, interacting with others, and working. Few reasonable accommodations are applied for; however, those that are granted typically are used to install an elevator shaft in a non-conforming location or construct ramp that extends into a required setback. With the recent User Fee update, City Council approved a 100% subsidy for Reasonable Accommodation permits, the full cost of which was identified as $1,682.21. Residents may now apply for Reasonable Accommodation permits at no cost. Depending on the request, building permits may still be required.
Online services are available for seniors regarding aging in place projects, including grant opportunities for seniors that fall within specific income brackets. Los Angeles County offers a senior grant program for mobility and safety related improvements for residents over 62 with income below 80% of the Area Median Income. HOME Investment Partnerships Program (HUD) funds local housing programs to improve accessibility for low-income families. Community Development Block Grants (CDBG) supports home repair projects for health and safety upgrades. Additionally, California Home Accessibility Program (CHAP) offers financial assistance to help eligible homeowners install ramps, lifts, and grab bars. Seniors in Manhattan Beach may also use the Parks and Recreation Older Adults program to find out more about housing support and assistance.
CONCLUSION:
Discuss and provide staff guidance regarding the potential implementation of a building fee reduction program for qualified older adults to support aging-in-place projects in Manhattan Beach. If directed, staff would develop eligibility criteria and an application process based on ensuring all procedures align with the Council’s policy objectives. Additionally, a revised fee resolution would be prepared for consideration at a future City Council meeting to formalize the program and its parameters.
PUBLIC OUTREACH:
The item was included in the agenda for this meeting, which was posted in accordance with the law. An email notice was distributed to the Community Development Department’s email list notifying the recipients of this item and the City Council meeting date.
ENVIRONMENTAL REVIEW:
The City Council’s discussion of reduced building permit fees for aging in place projects to qualified older adults is not a “Project” as defined under Section 15378 of the California Environmental Quality Act (CEQA) Guidelines; therefore, the activity is not subject to CEQA pursuant to Section 15060(c)(3).
LEGAL REVIEW:
The City Attorney has reviewed this report and determined that no additional legal analysis is necessary.
ATTACHMENT:
1. PowerPoint Presentation