Colorado Real Estate Journal - April 2, 2014
Q: How does the construction for a 100-unit senior housing project differ from that of a 100-unit multifamily project? What are the main differences in obtaining aCertificate of Occupancy? Are there special nuances by property type?
Pam Pyms
Bill Hornaday
Nuances in construction clearly exist by senior living segment. Whether it is independent living, assisted living, memory care, skilled nursing or shortterm rehab (the last two requiring noncombustible construction, thereby eliminating wood-frame structures), it is more than just handrails, higher toilets and vanities, a higher level of lighting or nurse call systems.
Building senior housing projects demands a broader understanding of how seniors live.
Today’s seniors and maturing Boomers expect to carry on with their active lifestyles. As a result, senior housing projects are featuring a variety of amenities – uncharacteristic to multifamily housing developments – such as on-property bistros, mini theaters and large dynamic activity spaces. While card rooms and libraries may still be programmed, active hobby uses are now differentiators. Wood shop, yoga studios and auto repair capabilities are emerging. With these contemporary elements, attention to sound and vibration transmission must be designed and carefully constructed.
Integration of connectivity into central communication, data and security systems fosters mental and physical well-being, particularly for “age-in-place” communities. Advancements in health monitoring and overall wellness are becoming essential components in cutting-edge senior housing. In addition, environmentally savvy seniors desire sustainable communities, which brings with them more responsible LED lighting, and more efficient appliances, HVAC and hot water systems.
Depending on the diversity of senior housing being constructed, securing jurisdictional approvals may significantly vary from conventional multifamily projects. Health department – and recently Colorado Department of Public Safety – approvals have changed. The key is to know your jurisdictions and hire an experienced senior housing builder.
Lucas Rottler
Typically senior housing faces more stringent life safety- and health care related requirements, including field inspections.
Successful incorporation of these begins at design and must be monitored through construction.
State regulations can vary from the typical building code. Many have design checklists for teams to reference prior to submission and allow teams to communicate with the plan reviewer to identify areas of concern. Design teams often find it beneficial to work with an experienced contractor familiar with the state inspection process who can comment on design opportunities from past projects.
While having a good set of plans is paramount, there are often field conditions related to assembly ratings, lighting levels, fire protection systems, etc., that arise during construction. Little is more frustrating than having a building ready for final inspection only to find significant modifications are required to satisfy the state agency. We have found it beneficial to work with these agencies throughout the construction process to avoid last minute surprises. Ask questions about past projects: “What has caused failed inspections?” Or, “What do you see as an issue on this project?” Fear of cost changes often keeps such questions from being asked, but it is generally much more cost effective to address during construction than during final inspections.
As a team works toward the final inspections, it should have a clear understanding of the process. Beyond the construction, there remain additional owner-related inspections. It is critical that all understand and allot time for the entire process to obtain occupancy as well as full licensure. This can be as much of a challenge for the owner as it is the contractor, thus team communication is key to a successful turnover.
Derek Stathis
The term “senior housing” covers a broad range of housing types, each with its own set of functional, architectural and construction requirements.
The major senior housing sectors are: independent living (IL), assisted living (AL), skilled nursing/group homes (SNF), and memory care (MC). From a “bricks and sticks” perspective, an IL community is essentially the same as a market-rate multifamily apartment with the exception of elevators. Although not required by code, most owners prefer to include elevators in their IL projects.
The other areas of senior living, AL, SNF, and MC, have different construction requirements – from structural and code (occupancy type) to functional and ergonomic. Chief among these differences are the stringent licensing requirements of the Colorado Department of Public Health and Environment; and the increased requirements for common space and staffing infrastructure.
CDPHE involvement requires indepth planning for a multitude of issues, the majority of which must be addressed during preconstruction. The owner must be prepared to understand the domino-effect the decisions of egress patterns and staffing levels will have on occupancy type and ultimately construction type.
With a well-planned design-phase and consultation from CDPHE, projects have a better chance of starting on time and completing with fewer surprises.
With more than 50 years of senior construction experience, Pinkard’s Senior Housing Group has compiled a database of “lessons learned” that helps to avoid costly redesign or change orders and optimizes the senior living environment. This lessons-learned database includes many senior-friendly concepts from thermostats with large numbers to smooth transitions on walking surfaces, all of which contribute to meeting the unique needs of seniors.
Don Wassenaar
Senior housing and multifamily housing may appear to be one in the same, but they are indeed different.
There are several challenges we face in senior housing construction that are not akin to multifamily construction. To simplify the multitude of challenges I’ve categorized them in three primary buckets.
Meeting Levels of Care.
As we age, our needs increase.
This means constructing senior residences requires thoughtful planning for varying aging populations. Accommodations must provide accessibility and have a higher percentage of ADA-type fixtures. There may be a need for round-the-clock care, for example, a nursing station, special security or medical accommodations may be necessary.
Aging with Grace and Ease.
Aging is wonderful but may include challenges in mobility and physical movement, so the most important aspect of senior housing building is designing and constructing for ease of movement. It is key to include a variety of handrails, grab rails and chair rails in corridors for occupants. Using varying window types for ease of use, such as casement versus single hung or slider, is valuable to consider.
And, constructing elevators, no matter the building height, is top priority. Senior housing construction means paying close attention to small nuances for mobility ease.
Construction Details.
The “details” are the major differentiators in senior housing construction versus multifamily construction. The details include: • Having more design and construction reviews.
• Increasing construction inspections.
• Offering several amenity packages for occupants.
• Providing options for ease of use.
• Providing specialized security design.
• Considering community areas and recreational amenities.
• Varying levels of licensing through the continuum of care.
Multifamily and senior housing construction, while having similarities, have an array of differences. Being abreast to increased levels of care options, providing the necessary amenities and paying close attention to the details are paramount to constructing buildings that make senior living enjoyable and comfortable.