A silver tsunami of aging seniors—65 years and up—continues and is expected to double from its current 46 million to more than 98 million by 2060, according to U.S. Census Bureau data. 

Almost 80% of those 50 and older want to remain in their homes, a number that has held steady for more than a decade, according to a new AARP “Home and Community Preferences Survey.” Reasons vary. Some think doing so will safeguard them from financial loss; others want to stay because they love their communities and neighborhoods.   

So, what are apartment developers and property managers doing to outfit units for residents’ safety as eyesight diminishes, hearing loss increases and mobility is challenged? Moreover, what are they doing to provide social connectiveness for those whose family and friends move away or pass away? The savviest apartment professionals face 
such challenges head on and view them as an opportunity to set themselves apart from competitors with the best features and plans. 

Many developers choose to focus on one segment of the aging population rather than the entire cohort, since they understand people age differently, physically and mentally. Those in good health who are out and about pursuing activities, socializing and traveling are often grouped together in the “active adult market,” while those who need more accommodations in their units such as curbless showers and grab bars in bathrooms and access to onsite dining and healthcare are often described as part of the “senior market,” says Kelly Mangold, AIA, LEED AP, Principal of RCLCO, a Bethesda, Md.-based real estate consultancy that advises developers and property managers on such issues regarding development of such properties. 

Active adult communities attract renters who may be retired and are seeking access to amenities and programming and are interested in meeting those in similar situations. The turnover rate for these communities is lower than for younger renters but they need more time to sign their leases. “But once they move in, they don’t want to leave,” Mangold says. The senior market, which includes independent living, assisted living and memory care, tends to be more need-driven and offers residents a more significant level of services and onsite support as they age. 

Building from scratch to meet the Americans with Disabilities Act of 1990 guidelines that affect those in many age groups—not just the elderly—is often easier and less costly than retrofitting existing buildings to make them accessible. For example, an aging person who uses a wheelchair or walker might not be able to enter their building if it lacks steps, sit at a counter in their kitchen and work since it may be too high, reach a light switch, thermostat or outlet without trying to stand, pass through a narrow hallway in their wheelchair or climb stairs. The list of potential hurdles is long. 

Yet, making changes can save everyone money, says Rodney Harrell, Ph.D., Vice President of the Family, Home and Community at AARP. The Centers for Disease Control and Prevention pegs the medical costs related to nonfatal fall injuries spent by adults 65 and older to be $50 billion a year and $754 million when related to fatal falls, he says. Moreover, there are more people now over the age of 55 than under 18, which means the country is changing, he says. “Designs that have always been used in housing no longer always work, and those who focus on accommodating older adults are positioning themselves to perform better,” he says. 

Joshua Zinder of Princeton, N.J.-based Joshua Zinder Architecture + Design, knew how to make apartments and homes age-friendly and accessible based on his architecture work, but like many, he learned more when his father had a stroke in his two-story house. “Fortunately we had included an elevator in the redesign so he could remain, but that’s not always possible, especially in all rental units,” he says. 

And that was one of just many challenges often faced, he says, from kitchen appliances and bathrooms fixtures that are hard to use to flooring that’s not slip resistant and knobs that are hard to turn, he says. “Levers are much easier for arthritic hands and pneumatic closers on cabinets require only a light touch,” he says. Even a layout can make a difference. “An open plan eliminates doorways and a small kitchen doesn’t always provide enough turning radius for someone in a wheelchair,” Zinder says. 

It’s not just physical changes that are key to help those aging stay put. Isolation is a huge mental health problem that can affect quality of life, according to the National Council on Aging, which offers a good resource guide. Many facilities have improved amenity spaces and programs for residents to interact, sometimes borrowing ideas from other multifamily sectors and resorts, which offer a panoply of choices. What’s important is for managers to have conversations with residents that listen to what they want and need to stay. “They don’t have to have classes all the time, but a few times a month helps,” says Jared Hustmann with KataLYST Team in Des Moines, Iowa. 

Where buildings are located can provide more benefit if they put residents near and possibly within walking distance of public transportation, stores, restaurants, a movie theater and doctors’ offices, Hustmann says. 

The good news is that the expertise available is growing with developers and managers able to tap specialists, who work on their own and with third-party providers. Florence C. Macauley, founder of AgeWise Home in Washington, D.C., has certification from both the National Association of Home Builders and USC’s Home Modification program and offers nonmedical concierge services to the elderly and those with disabilities. She is also Executive Director at an assisted living facility on the grounds of the former Walter Reed Army Medical Center. Her years of experience in working with seniors has helped her hone her goal of making them feel safer and more comfortable at home, particularly because of the shortage of professional caregivers. 

Dania Beach, Fla-based property manager FirstService Residential gets hired by developers and community owners to work as a liaison between residents at 55 and better communities and neighborhood groups such as a fire department to simplify their operations. To date, it has partnerships with more than 1,000 of these communities, says Michael Mendillo, President of the group’s East Region. 

There are also more products that developers and their staff can use to outfit spaces for safety without reinventing the wheel and which are now attractive rather than institutional looking. 

More designers and architects are also cognizant of the importance of making accessible features subtle and elegant, says Anna Karp of New York City-based design firm Bolster. “Cabinets can be hung a little lower than usual and countertops, too. In bathrooms, showers should leave room for a bench. Lighting should be adjustable to help navigate surroundings safely, and there should be adequate natural light, which makes everyone feel better. Dimmers and options for lights are important, too—from a higher volume of recessed lights to table and floor lamps that provide options for brightness and safety,” she says. 

Some buildings catering to this cohort are adding services beyond the usual roster such as more smart devices, telemedicine to enhance daily living and ways to promote intergenerational connections such as partnering with nearby schools or hosting community events, says one multifamily security leader. 

Developers themselves are working on prototypes to meet these challenges. New York City-based HBC|Streetworks Development is focusing on an apartment model with the upscale feeling of a home but on a smaller scale and with a host of shared amenities and services. It’s just one part of a 14-acre site in downtown suburban Westfield, N.J., near the town’s train station and shopping district. One Westfield Place, the mixed-use public-private partnership will adapt the now vacant former Lord & Taylor properties and add 170 housing units at this site, 138 of which will be rental units for those over age 55. The project also includes 16 townhouses for the same age-restricted group. “We expect many to be lived in by local homeowners who want to remain in the community but not in their expensive or large homes, and have walkable access to many services,” says Doug Adams, Senior Vice President of Development.  

The 55-plus units will feature square footage larger than most apartments so residents don’t feel they’re downsizing too much, quality finishes, ample storage, in-unit laundries, strong Wi-Fi, big windows for natural light, elevators to reach all five levels of housing, public hallways that aren’t too long to navigate and covered parking. The building will also be highly amenitized with a gym, community garden, nooks for reading or coffee, a community kitchen and pet grooming station. A staff member will offer such concierge services as delivering packages, parking a car or booking reservations. The township approved the redevelopment agreement in February and construction is expected to get underway by the end of next year. 

Cleveland-based Geis Companies is testing a different concept that’s also geared for an active older population, but one who might desire more services. Known for its live/work/play lifestyle communities located in the South and Ohio, the company has Calabash Shores under construction in Calabash, N.C. It will have 132 luxury units in three-story buildings and one-level garden-style apartments and a variety of bedrooms and bathrooms will make square footage smaller and more efficient than most comparable apartment communities. The site will also include a community room, onsite nurse, shuttle bus transportation. Services will be provided by a third-party vendor and include a full schedule of events, meal plan options and weekly housekeeping, all included in the leasing price, says Conrad Geis, President of Geis Development. 

“Our vision is to understand and support the fundamental emotional, physical and social needs of active adults and create a living environment that caters entirely to those needs. Calabash Shores will provide the perfect mix of amenities and services, all available in a luxurious and tranquil environment,” Geis says. 

At the same time that these developers fine-tune ideas for an older population, segregating ages shouldn’t be the only solution, says Harrell. “At one time, that may have been the way it was usually thought of by builders because there was a smaller number of older adults. But today, there are more people and also more multigenerational families who want to live together in age-integrated environments with universal design features for all levels of abilities,” he says. In fact, 20% of adults live in a multigenerational household, according to an AARP report, Harrell points out. “The developers who build for a wide range of ages are the most forward thinking and won’t be left behind.” 

Barbara Ballinger is a frequent contributor to units.