As climate conditions become more extreme with rising temperatures, concerns about air quality grow, and utility costs increase, the need for sustainable buildings is real. Senior living communities are no different; in fact, they serve some of the most vulnerable residents, yet many buildings are not designed to meet the demands of today’s changing weather patterns and severe storms.
Sustainable design is not a luxury. It supports health and well-being, reduces operational costs, and strengthens community resilience. With updated energy codes advancing in states such as California, Colorado, Massachusetts, and New York, and the growing expectations of residents for communities that conserve energy, reduce waste, and reflect shared environmental values, the time to act is now.
How are seniors prioritizing sustainable communities?
Philippe Saad is a principal at DiMella Shaffer (Image credit: Courtesy of DiMella Shaffer)
Seniors increasingly are being drawn to sustainably designed communities—not just for environmental reasons but for the promise of a healthier, more connected lifestyle. These communities often emphasize walkability, access to nature, energy-efficient housing, and shared resources, all of which align with seniors’ desire for mindful living, well-being, and social engagement.
Sustainability also reflects values many older adults hold deeply: stewardship, legacy, and leaving the world in better shape for future generations. In this way, sustainable living becomes not just a practical choice but a meaningful one.
A recent example is a new 254-acre campus for Phoebe Ministries in Wernersville, Pa., a 588-unit community with independent living duplex cottages and apartments and assisted living facilities, designed by DiMella Shaffer (Boston) and Andropogon (Philadelphia). Inspired by the agricultural and spiritual history of the site, the design respects the environment by minimizing site disruption and the use of resources. The campus will be laid out in two clusters of buildings, which will concentrate development away from farmland and rolling hills. Powered by rooftop solar panels, the homes will be designed to generate as much energy as they use, achieving net-zero energy use, which will reduce reliance on fossil fuels and lower long-term operating costs.
Additionally, outdoor amenities such as farm-to-table gardens and orchards, ponds, environmental education spaces, and dining areas will encourage social interaction, healthy living, and connection with nature. This design protects the environment while engaging in its natural beauty.
Envelope-first: The foundation of high-performance buildings
Lauren Günther is the director of sustainability at DiMella Shaffer (Image credit: Courtesy of DiMella Shaffer)
One of the most effective strategies in sustainable design is an envelope-first approach. The building envelope, which includes the walls, roof, windows, and foundation, is the primary layer of protection against the elements. In senior living environments, where resident comfort and health are especially sensitive to temperature and air quality, the envelope plays a critical role.
Envelope-first design ensures buildings retain warmth in winter and keep heat out in summer. When paired with modern heat pumps, which are two to three times more efficient than electric baseboard heating, this strategy results in significant energy savings and greater comfort.
Additionally, project teams can combine this design strategy with balanced ventilation and energy recovery that reuses waste heat to deliver exceptional comfort, air quality, and energy performance while helping buildings stay comfortable longer during power outages—an important measure of resilience.
Key strategies include:
- Continuous insulation with minimal thermal bridging to prevent heat and cold transfer between the exterior and interior.
- Airtight construction to reduce energy loss, because air leakage can account for 25-40 percent of energy use.
- Triple-glazed windows for superior insulation compared to standard glazing.
- Continuous fresh-air ventilation with energy recovery to maintain indoor air quality while conserving energy.
These principles are shaping a net-zero senior living prototype for McLean in Simsbury, Conn., where DiMella Shaffer is designing duplex homes with a high-performance envelope, all-electric heating and cooling systems, and rooftop solar. An early payback analysis for this project shows that combining a well-insulated envelope with solar panels can achieve net-zero energy use with an estimated payback of seven years. This prototype also distinguishes the community’s marketing and outreach from competitors and attracts consumers beyond the conventional buyer by appealing to residents who value environmental stewardship.
In Massachusetts, the 6-story Rogerson House, designed by DiMella Shaffer and including memory care and independent affordable housing, is targeting passive house certification through the Passive House Institute U.S. Additionally, the project aims to achieve net-zero operations utilizing both rooftop solar and off-site renewable electricity. It will also serve as a community resilience hub—a centralized space within the building for residents and community members that provides heating and cooling, backup power for medication storage, and charging stations for electronic devices during power outages due to extreme weather.
Beyond the envelope: Renewable energy integration
Once the envelope and building systems are optimized, renewable energy systems can push performance toward net-zero energy use. On-site solar panels and battery storage improve energy independence, eliminate or lower utility bills, and provide backup power during outages.
The costs for these systems have dropped sharply, with state-level incentives making them even more accessible. Voluntary programs like Connecticut Green Bank and California’s Demand Response offer financing and incentives to owners to install battery storage systems, which help to stabilize the grid by reducing demand. Another strategy for senior living campuses is to transition their vehicle fleet from gas to electric.
For larger senior living campuses interested in longer-term payback, geothermal is another powerful clean energy strategy. A geothermal system uses underground pipes filled with fluid to tap into the Earth’s stable temperature, exchanging heat to efficiently heat and cool buildings. For example, heating from 50 degrees Fahrenheit up to a comfortable 72 degrees Fahrenheit takes far less energy than heating from freezing outdoor air at 0 degrees Fahrenheit. At the Veterans Home at Chelsea in Chelsea, Mass., a campus of multiple existing buildings with a geothermal system is estimated to have a payback of under 10 years, aided by the Inflation Reduction Act (IRA), which covers 30 percent of geothermal costs. Currently, the IRA geothermal incentives are available until 2032.
Triple bottom line of sustainable design
Sustainable design in senior living supports more than the environment. It delivers benefits across the triple bottom line: enhancing comfort for residents, providing long-term financial returns for owners, and preserving the planet’s finite resources.
Sustainable buildings maintain stable temperatures, support healthy air quality, and provide quiet, draft-free environments. For operators, better insulated buildings and battery storage mean lower utility bills, and fewer disruptions from power outages. For the planet, it means a smaller carbon footprint and alignment with climate goals and evolving state and municipal regulations. These benefits stem from strategies like airtight construction, continuous insulation, and energy recovery ventilation—all of which enhance comfort while reducing energy use.
This approach also is about designing communities that are prepared, not reactive. Framing decisions through the lens of the triple bottom line helps set clear goals early and align stakeholders. For example, Frasier Meadows in Boulder, Colo., which experienced significant flooding in 2013, has since installed floodgates around the campus perimeter to secure vulnerable entry points and create a safer environment. Paradise Valley Estates, a 76-acre senior living campus in Fairfield, Calif., invested in emergency sprinklers at the property edge for wildfire protection.
Overcoming misconceptions about sustainable design
The perception that sustainable design adds significant expense to a project remains a barrier to buy-ins by developers and operators. While some strategies, such as geothermal or a high-performance envelope can result in a slightly higher upfront investment, the lifecycle costs and paybacks often tell a different story—especially for senior living owners and long-term operators of buildings, factoring in energy savings, reduced maintenance, and mitigation of potential future climate risks.
Early feasibility studies are essential because they help identify the most cost-effective balance between envelope performance, mechanical systems, and renewable energy sources. This “sweet spot” ensures that buildings are energy efficient without overinvesting in any one strategy—ultimately minimizing long-term operational costs and maximizing environmental impact.
The key for designers is to start envelope-first thinking early in the project to set a foundation for long-term performance. For owners and operators, it starts with treating sustainability as a strategic investment in care quality, operational stability, and asset value. Within the broader industry, the goal is to make sustainability the baseline, not a premium feature.
Philippe Saad is a principal at DiMella Shaffer (Boston) and can be reached at [email protected]. Lauren Günther is the director of sustainability at DiMella Shaffer and can be reached at [email protected].
