The baby boom generation, followed and researched for its impact on everything from social values to politics to the economy, is edging closer to retirement age. Real estate developers have been eagerly studying the potential moves this age group will make, revamping home designs and creating communities that they hope will appeal to the over-55 set. At the same time, the National Association of Home Builders (NAHB) and the AARP developed a Certified Aging-in-Place Specialist (CAPS) program to teach contractors and remodeling professionals how to adapt existing homes for older household members.
The U.S. Census Bureau says that there were 67 million Americans over 55 in 2005, a group that is projected to grow to 85 million by 2014. By 2012, 40 percent of all households will be age 55 and older.
That magic age of 55, though, does not necessarily indicate that people are considering retirement or moving. According to an AARP study, 89 percent of people age 50 and above want to remain in their current home indefinitely. The 2005 Census Bureau Current Population Survey shows that only about 5 percent of people age 55 and older move per year.
The Baltimore-Washington Regional New Home Buyer Survey of March 2007, conducted by Fulton Research and Consulting, tracked some of the desires of 55-plus potential homebuyers.
“Since we conducted the survey, we have to assume that some people have not been able to move because they have lost some of the equity in their homes, and certainly we know people are working longer than they used to,” says Dan Fulton, president of Fulton Research and Consulting. “But what they want in terms of a lifestyle hasn’t changed. Empty-nesters are looking for a community where they can be active, meet people and stay in control as they age, being able to walk to shops and for exercise.”
Mr. Fulton says that the survey found that about one-third of those interviewed want to live in an age-restricted community, one-third in an all-age community and one-third in a “targeted” community that, while not restricted, is geared through its home styles and amenities to an older population rather than young families.
Elliot Totah, executive vice president of the Oxbridge Group, developers of the Shenandoah active-adult community in Frederick County, Va., says, “In a broad perspective, the 55-plus population is looking for a significant lifestyle component for their retirement. They want to make the most of the extra time they will have when they work fewer hours to pursue interests with their like-minded peers.”
Geography is also important to the older population, who usually want to live near urban centers and their friends, children and grandchildren. The NAHB Senior Migration Studies show that more than 50 percent of those age 55 and above who moved in 2005 chose to stay in the same county. Even those who moved to a different county tend to move to nearby areas.
“Active-adult developments are building communities not just in terms of the bricks and mortar, but in terms of the people who live in them,” Mr. Totah says.
Mr. Fulton’s research shows that older households are more interested in living in a nice community with a clubhouse, walking trails and group activities than in the home itself.
Allen Rector, director of operations for the active adult division of Winchester Homes Inc., says, “The sense of community goes beyond the organized activities in places like Shenandoah, where the neighbors have established care groups to rally around each other if someone becomes ill or needs a ride to a doctor’s appointment.”
Mr. Totah says that at Shenandoah, with only about 5 percent of the 2,130 planned homes occupied, more than 30 clubs have already been formed. In addition, the community has developed relationships with local colleges and universities so that residents can take classes and continue their education. Residents have also begun volunteering with a variety of community organizations.
Mr. Rector says that Winchester’s research on baby boomers shows that they have a stronger desire than earlier generations to stay closer to home rather than to move to a retirement destination. In addition, this generation is ready to plan for the future, to set up the house type they will need as they age.
The most significant desire among the 55-and-older generation is a desire for one-level living: either a single-level home or condominium, or one with a first-floor master suite and laundry room that eliminates the need to climb stairs for everyday functions.
In response to the aging population, builders and contractors have turned to “universal design,” a term that refers to design elements that can make a home more accessible to people with disabilities and more functional for anyone visiting or living in the house. Universal design features, such as lever-style door handles, are also meant to be attractive and blend with other details in a home.
“People are looking for universal design even if they don’t say so,” says Mr. Fulton. “It just makes sense to have universal design in place, and it also reaches an age-targeted market. For the 55-year-old buyer, it may not matter so much, but for age 65 and above, you have to incorporate universal design features.”
NAHB says that 75 percent of remodeling contractors have seen an increase in requests for aging-in-place work, which most often means adding grab bars to bathrooms, installing higher toilets, a curbless shower, widening doors or adding a ramp or lower threshold. NAHB says that in order to “age in place,” residents need a first-floor master bedroom and bath, a low- or no-threshold entrance to the home, lever-style door handles, no change in levels on the main floor, bright lighting, a low-maintenance exterior, nonslipping flooring in the entryway, an open floor plan and handrails at all steps.
Michael Owings, president and general manager of Owings Bros. Contracting in Eldersburg, says that most of the aging-in-place work his company does involves adding a first-floor bedroom suite.
“A lot of baby boomers are asking us to do a first-floor master addition for their in-laws or parents, planning to use it themselves in future years,” says Mr. Owings. “Baby boomers have taken better care of themselves, and they want to think they are invincible, so they don’t want to do too much universal design now. They are just planning for the future at this point.”
Mr. Owings says that the extensive availability of newly constructed homes with first-floor master suites and other universal design elements may encourage more people to move rather than to modify their homes to age in place.
“Last year, I was looking to fix up my parents’ place because we looked at a home in an active-adult community that was priced at $425,000, and that seemed too high,” says Mr. Owings. “Now that same place is $239,000, so my parents are strongly considering moving. A lot of older people own their homes free and clear, so even if they have to sell for less than in the past, they may just decide to sell and move into a home that’s been designed to meet their needs.”
For those who choose to stay in their homes, Mr. Owings says the most common projects include replacing a bathtub with a larger shower, adding higher toilets that make it easier for those with limited mobility to sit, and adding grab bars to showers.
“We can all use some help with instability sometimes, so these are all things that everyone can benefit from,” says Mr. Owings.
Universal design has been introduced on some level into all Winchester Homes communities, and buyers can opt for more universal design features, if they wish, through the Your Home, Your Way customization program.
“In our active-adult-home designs, we have a zero-step entry from the garage or from outside the front door, and we’ve increased the width of all the hallways,” says Mr. Rector. “We’ve lowered the height of all the counters and changed the height of all switches to make them more accessible. In some areas, we have raised the height of the windows to allow for more natural light yet still allow for furniture placement, such as in the bedroom. Universal design is just about good design.”
One misconception about active-adult communities is that the residents are retired, but Mr. Rector says that outfitting a home office with the latest technology is a priority for most buyers in these communities. Space for entertaining is also a priority.
“This demographic is also very active socially, so they want spaces within their homes to entertain their friends and family,” says Mr. Totah. “We’ve seen a lot of buyers add a dance floor and a bar to the lower level of their home at Shenandoah.”
Mr. Fulton’s research shows that the Washington-area baby boomers still want single-family homes, but that they also want a smaller lot and a low-maintenance house. He says that communities that include lawn maintenance and security are naturally more desirable to this age group.
Mr. Rector says that while baby boomers all want first-floor master suites or one-level living, their choices run the gamut from large floor plans with plenty of space on the main level to smaller homes for those who want to downsize.
“Baby boomers are definitely individuals who know what they want,” says Mr. Rector. “This is certainly not a one-size-fits-all group.”
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