Senior Housing The Paradigm Shift

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Senior Housing The Paradigm Shift

• Minnesota Age and Disability Odyssey
• Rochester Civic Center
• August 17, 2009

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Presentation goals

• Review
• Historic image/perception of senior housing
• Disconnect with actual conditions
• Tweeners/boomers preferences - further
  paradigm shift
• Carver and Dakota Counties initiatives
• Proactive responses to the shift
• ( In-betweeners - born around WWII, boomers
  - born 1946 -
• mid-1960s)

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Panel members

• Katy Boone, Carver County Office of Aging
• Diane Sprague, Lifetime Home Project
• Deborah Tompkins, Live Longer and Stronger in
  Dakota County

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Senior housing historic image

• Age-segregated, multi-unit settings
• Up to around 1960s
• Old folks homes (e.g., Curious Case of
  Benjamin Button...)
• Early nursing homes
• Early public housing
• Addition around 1960s of
• Senior high-rises or senior projects
• Often rental, subsidized
• Many had congregate resources

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Senior housing historic image, cont.

• (Age-segregated, multi-unit settings, cont.)
• Later options
• Continuing care retirement communities
• Independent units (rented? owned?), transition to
  on-site care if required
• Purpose-built assisted living
• Own unit, obtain on-site services a la carte
• Adult foster care

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Examples portraying the senior housing image
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Report preface For more than 20 years,
Maxfield Research has been compiling information
on the local senior housing market through a
comprehensive survey of all market-rate and
affordable senior housing developments in the
Twin Cities Metro Area...
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Senior housing - historic image, cont.

• Influences framing/reinforcing multi-unit senior
  housing image
• 1950s -1970s federal attention to significant
  senior poverty, poor housing
• e.g., Lyndon Johnsons War on Poverty
• Early, exclusive fed housing focus on buildings -
  public housing, later, private subsidized
• No certificates or vouchers til 1980s...

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Senior housing historic image, cont.

• (Influences framing, cont.)
• Period when social response to vulnerability
  communal/institutional living
• Older seniors psychographics
• Communal mindset/lifestyle - Bowling Together
  at work, socializing, volunteering,
• Acceptance of systems options, e.g. -
• Moving if support needs changed
• (Born before WWII)

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Perception/reality disconnect

• Question
• What of Minnesotans 65/ live in a settings
  matching the historic senior housing
  definition...

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Perception/reality disconnect, cont.

• US Census 2007 American Fact Finder data
• 6 of states seniors 65/ live in group
  quarters - e.g., nursing/group homes
• 93 live in the community, where
• 78 of all seniors housing units are owner
  occupied
• 21 are renter occupied
• (Figures for 2000 Census similar...)

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MN seniors housing reality

• No Census/Fact Finder figures on how many live in
  SF homes vs. other options, but...
• Can assume a major share own houses or small
  multi-unit structures - Fact Finder reference
• 75 of all housing units in MN are
  single-family detached or attached units
• Adding in duplexes up to quad-plex homes -
  79

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Example of quad-plex housing
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MN seniors housing reality, cont.

• Further reference - population 65/ in permanent
  housing (MN Board on Agings 2001 Survey of
  Older Minnesotans)
• 76.2 in SF homes
• 1.1 in duplexes to quad-plex homes
• 2.9 in condos
• 5 in townhomes
• 2.7 in mobile homes
• 11 in apartments

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MN seniors housing reality, cont.

• Survey of Older Minnesotans, cont.
• 87 of those 65/ own
• 13 rent
• 8.5 unsubsidized
• 4.5 subsidized
• 8.3 in age-segregated senior housing
• (91.7 arent...)

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MN seniors housing reality, cont.

• Take-away from image/perception vs. reality
• Options historically perceived as senior
  housing are important, however...
• Even the past paradigm involved a very high of
  persons 65/ living in/owning single-family
  houses...

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MN seniors housing reality, cont.

• Overlay onto this tweeners/ boomers
  psychographics, differing life experience/lifestyl
  es, expectations, e.g.,
• Redefining third phase of life - non-retirement
• About-face in Sun City migration - may remain
  long term in current location
• Many with professional/decision-making expertise

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MN seniors housing reality, cont.

• (Differing lifestyles, cont.)
• Skill/inclination to pursue desires/needs
• i.e., Dont like what the system offers?
  Change/create it...
• Women making up with grandkids for missing
  childrens upbringing due to workforce entry
• Intend on long-term community engagement
• Physically active beyond golf...

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Broadened structural continuum

• Large of tweeners/boomers now own houses -
  equity, control it offers
• More assertive than previous generations
• Many will look for assistance where they live vs.
  moving to obtain
• Grew up in/influenced by disability rights
  movement (unbundling housing/ services)
• Some will continue living in current unit

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Broadened structural continuum, cont.

• Alternately, may want to move
• High likely seeking owned vs. rented
• May move for any number of reasons, e.g.
• Lifestyle flexibility (e.g., travel, neighborhood
  amenities, etc.)
• Downsize for empty nest reduced space needs
• Better site for home-based encore career

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Broadened structural continuum, cont.

• (Reasons for moving, cont.)
• Accommodating layout - incorporating universal
  design features
• Many may not remarry, never married
• Better arrangement if support needed
• Promote social living arrangements (described
  later)

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Universally designed homes with no-step entrance
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Broadened structural continuum, cont.

• Those relocating may seek another SF home -
  detached or attached (e.g., patio home)
• Could seek wide range of other structural
  alternatives, e.g.,
• Duplexes to quad-plex homes
• Townhome-style units
• Units in apartment-style building (e.g., typical
  MN condominium, co-operative)

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Social living arrangements

• Homesharing for
• Assistance/support
• Companionship
• Rental income, etc.
• Possible structural options
• Within existing unit
• Expand existing, e.g., accessory
• dwelling unit
• Seek another unit
• Build

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Approaches for creating accessory dwelling units
Detached
Convert garage (lower or upper level)
Convert basement/walkout
Attached
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Social living arrangements, cont.

• Co-housing projects
• Goal of creating an intentional community
• Units can be of many structural types
• Building/space for common activities provided
• Meals, socializing, etc.

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Social living arrangements, cont.

• (Co-housing, cont.)
• Can be in
• Existing building (e.g., convert apartment
  building)
• Existing units sharing nearby existing facility
  for common space
• Build all or part new (e.g., common space)

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Social living arrangements, cont.

• Multi-generational living
• Family member/s move/s in with senior/s
• Senior/s move/s in with family
• Possible structural options
• Within existing unit
• Expand existing, e.g., accessory dwelling unit
• Seek another unit
• Build new unit

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Social living arrangements, cont.

• Golden Girls - typically, unrelated individuals
  creating a household
• Possible structural options
• Within a members existing unit
• Expanding a members unit, e.g., accessory
  dwelling unit
• Relocating to another unit (buy or rent)
• Building a unit
• Tenure all own, one/some own, others rent

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Named after...
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Implications

• Senior housing will become whatever
  tweeners/boomers make it...
• Flexibility, choice and control are the core
  drivers in selection of
• Structural types
• Social lifestyle options
• Accommodating design, products

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Implications, cont.

• Community response
• Development/redevelopment has to match this
  reality
• Credible market analysis required...
• Evaluate local regulations - land use planning,
  zoning code, subdivison regs, occupancy
  standards, etc.
• ID opportunities to reorient, promote

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Thanks for attending!

• Diane Sprague
• Lifetime Home Project
• PO Box 17097
• Minneapolis, MN 55417
• 612.722.3048
• www.lifetimehome.us