The outlook for senior housing coming into 2024 drew concern as the National Investment Center for Seniors Housing and Care (NIC; Annapolis, Md.) announced that the industry is not likely to meet the needs of the growing senior population.
With the first wave of baby boomers set to turn 80 in 2025, the need for senior housing is expected to skyrocket. An estimated 200,000 additional units will be required to accommodate this demographic shift, but new construction projects have been slow to start. Many projects have been put on hold due to the difficult lending environment, which is largely the result of high interest rates and inflated construction costs.
To fill the gap left by a lack of new construction, strategic master planning is key for senior living developers as they explore how existing properties can accommodate the emerging generation of seniors. Architects must find creative ways to recreate structures and spaces that might be outdated or underutilized to deliver a high quality of life for residents.
Strategic renovations in senior living
One strategy for developers to meet housing demand without constructing entirely new buildings is to expand and repurpose existing structures. This could mean repositioning existing units at current properties or converting underused spaces, such as large common rooms, into additional apartments.
However, these modifications require a thorough assessment of the building’s structural design and condition of the building systems to determine whether there is capacity for increased apartment density or if the plumbing and electrical systems will need to be replaced. Proper planning and community feedback regarding the proposed program and layout are critical to ensure a successful transformation that meets the needs of all residents.
If the community plans to increase units and maintain the same level of service, additional dining options and larger health and wellness areas, both interior and exterior, will likely be required with higher occupancy in any facility adding units. For example, if a building is increasing its units by 50 percent, there must also be an increase in staffing and an equal increase in common areas so that residents will have the same access and quality of service.
While additions and repurposed buildings can be efficient ways to meet housing demand, it’s crucial to recognize the expectations of residents. As adults, they have enjoyed their independence and the freedom to do what they want in their own homes and communities. They might not be immediately accepting of temporarily decreased amenities or smaller living spaces as the property moves through these renovations.
This is especially true when residents may be transitioning from single-family homes, where they’re used to more expansive living spaces. If the design plan aims to fit more, smaller units within the same building footprint, these units must be well-designed, efficiently utilizing the available space. They should offer ample storage and maintain an open feel, despite their smaller size.
Today, the biggest challenge for developers in converting to smaller units and higher occupancy is balancing the market demands, and the financial performance of the communities after those renovations, with the satisfaction of residents.
Designing for future market needs
While multifamily apartments are becoming more compact and efficient thanks to innovative design and strategic layouts, senior living residences generally have retained a more spacious feel. To meet the market demands for renovations, architects are asked to combine smaller units into larger units, increase unit sizes, and decrease the number of multiple-occupancy units.
In new construction projects, flexible configurations and adjacencies should enable the combination or separation of units depending on market demands. Reconfiguring the layout of these buildings can be difficult and expensive without prior planning and requires careful analysis of structural and MEP systems to ensure they have the capacity to accommodate higher loads.
As more independent living residents move into senior communities and age through the continuum of care, there could be shortages of higher-acuity care environments, such as assisted living and memory care. Senior living operators need to consider not just the current demand but how the outcomes of this growth will impact all levels of care in the future.
Alternatively, providing lifestyle-focused services in multifamily apartments such as fitness and education classes, meals, entertainment, and planned events can foster multigenerational living, which can be a cost-effective substitute for constructing dedicated senior living facilities. Adding programs to utilize the existing amenities in multifamily residences can attract seniors.
Adaptive reuse of existing buildings, including malls and offices, is another viable option for expanding senior housing in a cost-efficient way without new construction. This strategy requires detailed research on local planning codes and a thorough assessment of existing infrastructure to guarantee that the proposed changes are feasible and sustainable.
Shifting senior housing landscape
Amid limited new construction, architects and developers face a critical challenge in meeting the soaring demand for senior housing in the coming years and will need to be nimble as new models and solutions emerge.
Renovating and repurposing existing structures will be pivotal until new construction can eventually catch up to market demand. Tailored solutions that can effectively mitigate shortages in senior housing require close collaboration with residents, developers, operators, service providers, public entities, housing, and healthcare experts to discern their evolving requirements.
Through adaptable designs and flexible spaces, architects can optimize senior living environments while accommodating diverse activities and groups. Embracing forward-thinking design remains paramount in navigating the shifting senior housing landscape.
Jason Erdahl is senior principal at Ankrom Moisan (Portland, Ore.) and can be reached at [email protected]. Ryan Miyahira is senior principal at Ankrom Moisan (Portland) and can be reached at [email protected].
