Nest Notes
In-Law Suites Are Surging: Here’s Why (and What You Need to Know Before You Build)
February 3, 2026
Why Families Are Reconsidering Elder Care
Sticker shock is often what starts the conversation. In Pennsylvania today, assisted living averages about $6,100 per month. Nursing homes run $11,800 to $13,000 per month. Even part-time in-home care averages around $6,300 per month. Add that up, and many families are staring at $72,000–$156,000 per year in elder care expenses.
That’s why more families across Lancaster County and surrounding areas are rethinking their options. Instead of spending six figures year after year, they’re investing those dollars into their own property by building an in-law suite (sometimes called an accessory dwelling unit or accessory apartment).
It’s not just about the money. These suites allow loved ones to age with dignity, stay close to family, and maintain independence, while controlling long-term costs.
Key Takeaways
- Elder care in Pennsylvania is expensive: 2025 median annual costs were $73,206 for assisted living, $141,985 for a semi-private nursing home room, $155,490 for a private nursing home room, and $75,504 to $77,792 for in-home care, depending on service type.
- More Americans are living in multigenerational households again. Pew says the share of the U.S. population in multigenerational homes more than doubled from 7% to 18% now.
- An in-law suite can support aging in place, but the project should be treated like a zoning, code, utility, tax, insurance, and legal planning project — not just a renovation.
- Medicare generally does not pay for long-term custodial care, and Pennsylvania Medicaid long-term care applications review asset transfers made in the prior 60 months.
- In Pennsylvania, most municipalities administer the Uniform Construction Code locally, so families need to verify local zoning and approval rules before designing the suite.
What is an in-law suite?
An in-law suite is a separate living area built within or attached to a home for a family member, often an aging parent. Depending on the municipality, it may also be called an accessory dwelling unit (ADU), accessory apartment, or accessory family apartment. In Pennsylvania, whether this is allowed depends on local zoning rules, not one statewide zoning standard.
The Growing Trend of Multigenerational Living
The numbers back it up: multigenerational living in the U.S. has more than doubled since the 1970s, and it keeps rising. What used to be rare is now becoming normal again.
Here in Lancaster County, we’re seeing more requests than ever for in-law suites, whether it’s parents moving in with adult children, or families planning for future care needs. The emotional benefit is clear: families want to stay together, but they also want privacy and safety. A well-designed in-law suite provides both.
The Homework Checklist: What to Do Before You Build
Before you call a builder, there’s legwork that needs to be done. Every township and borough in Pennsylvania has its own rules, and skipping this homework can lead to costly delays.
- Zoning & Ordinances
- Look for terms like “Accessory Dwelling Unit (ADU),” “In-Law Suite,” or “Accessory Family Apartment.”
- Some municipalities allow them by right. Others require a special exception, conditional use approval, or even a variance.
- Some ordinances require that the property owner live on-site, either in the main home or the suite.
- Expect limits on square footage, setbacks, parking, and lot coverage.
Homework: Visit your township or borough website, pull the zoning ordinance, and search for the terms above. Don’t assume all municipalities handle this the same way.
- Building Code & Inspections
Pennsylvania’s Uniform Construction Code is statewide, but enforcement is usually local. The Commonwealth says the 2021 ICC base codes became effective January 1, 2026, while the 2018 accessibility standards remain in effect. That means permit, inspection, and compliance details may differ from what families saw in older articles or older municipal guidance. That means:
- Fire separation between units (usually a 1-hour wall or floor assembly).
- Proper egress windows in bedrooms.
- Smoke and CO alarms, often interconnected between units.
- Basic accessibility features are not required by code, but smart families plan ahead. Wide doors, no-step entries, and curbless showers are wise investments.
- Utilities & Septic
- On public sewer? Adding a dwelling could trigger EDU (Equivalent Dwelling Unit) fees.
- On on-lot septic? Adding a bedroom often requires septic review and possible system expansion.
- Adding a driveway or parking spot? You may need township or PennDOT approval.
- Taxes, Insurance & Deed Restrictions
- Adding square footage or a second dwelling area will likely lead to a property reassessment.
- Your homeowner’s insurance must be updated, don’t wait until after construction.
- Some municipalities require an affidavit or deed restriction stating the unit can’t be sold separately or that an owner must live on-site.
- Financing & Elder Law Planning
- Medicare generally does not cover long-term custodial care, including most ongoing help with bathing, dressing, and similar daily needs. Pennsylvania Medicaid long-term care applications also review asset transfers made within the previous 60 months, so families considering transfers, gifting, or title changes should talk with an elder law attorney before construction begins.
- Medicaid also has a 5-year “look-back period” for financial transfers. Families who transfer assets to qualify may face penalties.
- Talking to an elder-law attorney before you start building can prevent painful surprises later.
- This isn’t just about building permits, it’s also about planning for the future.
Design Must-Haves Families Appreciate (and Inspectors Respect)
A good in-law suite balances independence and safety. The best home floor plans we see include:
- Zero-step entry (ramp or grade-level).
- 36-inch doorways and 42-inch halls where possible.
- Curbless shower with blocking in walls for future grab bars.
- Bedroom and bathroom on the same level.
- Good lighting and contrast, rocker switches, night lights, under-cabinet lighting.
- Privacy through thoughtful layouts and soundproofing between units.
These features aren’t just code-friendly, they make daily life easier and safer for aging family members.
Why Families Are Choosing In-Law Suites
Elder care costs are climbing, and families are caught between high monthly bills and wanting the best for their loved ones. For many, the answer is to bring care closer to home through an in-law suite.
Done right, these projects offer dignity, privacy, safety, and financial sense. But success depends on doing the homework first; zoning, code, utilities, taxes, and elder law planning.
At Garman Builders Renovations, we walk families through the entire process so you don’t hit roadblocks halfway through construction. If you’re considering an in-law suite in Lancaster County or within an hour of Lititz, let’s talk.
In-Law Suites FAQ
Is building an in-law suite cheaper than assisted living in Pennsylvania?
It can be, depending on the project scope and how long the suite is used. Pennsylvania’s 2024 median annual cost was $73,206 for assisted living and more than $141,000 for nursing home care, so families often compare those recurring care costs against a one-time construction investment plus ongoing home expenses.
What is the difference between an in-law suite and an ADU?
“In-law suite” is the common family term, while municipalities often regulate the space under terms like ADU, accessory apartment, or accessory family apartment. The legal definition depends on the local zoning ordinance, so families should search those exact phrases in their township or borough code.
Are in-law suites legal in Pennsylvania?
Sometimes, but it depends on the municipality. Pennsylvania has a statewide building code, but zoning is handled locally. Some townships allow these units by right, while others require a special exception, conditional use approval, or another review process.
Do I need a permit to build an in-law suite in Pennsylvania?
Usually yes. Pennsylvania’s Uniform Construction Code requires permits before building work begins, and inspections are part of the process for most residential construction and system changes.
What building code applies to an in-law suite in Pennsylvania right now?
Pennsylvania says the 2021 ICC base codes took effect on January 1, 2026, while the 2018 accessibility standards remain in effect. Local enforcement is common, so families should verify requirements with their municipality or code official.
Will adding an in-law suite affect septic or sewer?
It can. If the property uses on-lot septic, adding bedrooms or another dwelling area may trigger septic review or expansion needs. On public sewer, some municipalities or utilities may assess additional connection or equivalent dwelling unit fees. Local verification is essential.
Will adding an in-law suite raise property taxes?
Often yes. Adding square footage or creating a second dwelling area can affect assessed value and may lead to reassessment, so families should plan for that before construction begins.
Does Medicare pay for long-term elder care at home or in assisted living?
Generally no. Medicare says it does not pay for long-term custodial care, whether that care is delivered at home, in the community, in assisted living, or in a nursing home.
What is Medicaid’s 5-year look-back period in Pennsylvania?
Pennsylvania says that when someone applies for Medicaid long-term care, the county assistance office reviews assets transferred, sold, or given away within the prior 60 months. Families considering an in-law suite as part of long-term planning should talk with an elder-law attorney before making asset transfers.
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