Data from the Census Bureau revealed that between 2013 and 2023, the number of renters aged 65 or older is up by 2.4 million. As the aging population’s share of renters rises, and more households include people with mobility, vision, hearing, or cognitive limitations, inclusive living spaces are now an expectation rather than an exception. And yet, most multi-family housing across the country still has narrow doorways, poor lighting, and tiny kitchens that wheelchairs can’t fit or move around in, to say the least.
For property managers, developers, owners, and non-profit housing organizations, this shortage of accessible apartments is a sign to rethink renovation plans and adapt living environments to prevent accidents, injuries, and inconveniences for all.
Reasons to Renovate for Accessibility and Aging in Place
Modifying multifamily residential properties to accommodate older adults and persons with disabilities benefits housing stakeholders in the following ways:
1. Attract and Retain Tenants of All Ages
As of 2024, the U.S. has an estimated 62 million adults aged 65 and older, which accounts for 18% of the population. Surprisingly, many of these aging Americans are choosing multi-family apartment units instead of single-family homes. Some have sold their houses after retirement, as property taxes and upkeep costs continue to rise. Furthermore, home repair and maintenance expenses can easily exceed what a fixed income or pension can cover. Moving into an apartment helps reduce those expenses.
In addition, inclusive living spaces give them access to features they may not have had before, such as grab bars and railings, non-slip floors, 24/7 on-site management, security systems, and proximity to medical care. These conveniences allow older adults with limited mobility and other health issues to live comfortably and safely.
Younger renters with disabilities also look for similar housing options. Many seek homes with existing accessibility features rather than taking on renovation costs themselves.
Multi-family properties that meet these renter groups’ accessibility needs tend to have higher occupancy and longer-term tenants.
2. Regulatory Protection and Risk Reduction
Federal law requires multi-family housing to meet specific accessibility standards. For example, the following regulations apply to most rental properties:
- The Fair Housing Act (FHA) requires multifamily units constructed after March 13, 1991, to include seven basic accessibility features. These include:
- An accessible building entrance on an accessible route
- Accessible common and public-use areas
- Usable doors that allow wheelchair access
- Accessible routes into and through each dwelling unit
- Light switches, outlets, thermostats, and controls within reachable height ranges
- Reinforced bathroom walls for grab bar installation
- Kitchens and bathrooms designed for wheelchair maneuverability
- The Americans with Disabilities Act (ADA) applies to all public and shared areas within rental properties, including leasing offices, parking lots, sidewalks, mailrooms, laundry rooms, fitness centers, and any other common amenity residents or visitors use. These areas must have step-free routes, accessible parking, proper signage, and pathways wide enough for wheelchairs and walkers.
Noncompliance can lead to tenant complaints, costly fines, and even lawsuits. Remodeling for accessibility protects against these risks.
3. Increase Financial Returns and Asset Value
Renovating for accessibility pays off financially, as these properties typically:
- Rent faster – Accessible apartments rent faster because the market has fewer of them. Since people who need accessible features have limited options, they act quickly when a suitable unit becomes available.
- Secure a high resale value – Most buyers pay more for properties that don’t need extra work. When accessibility is already built in, they can lease units right away and skip the cost of upgrades.
- Reduce long-term costs – Renovating dated, inaccessible rental units is more expensive than integrating accessibility from the very start. Still, it’s possible to add accessibility features in existing multi-family housing developments. Contact Imperial Contracting for an evaluation.
The initial cost of accessible improvements may seem high, but when amortized over the life of the building, the extra value and revenue can outweigh that cost. Plus, some public and nonprofit housing programs offer grants or tax incentives for adding accessibility. Even without special funding, the increase in tenant base makes a convincing financial case.
Recommended Accessibility Modifications
Stay compliant and minimize the risk of accidents with these housing modifications:
1. Ramps and Step-Free Entrances
Stairs at entryways are one of the biggest physical barriers for people with mobility limitations. Add a permanent concrete or aluminum ramp built to ADA slope requirements (1:12 ratio) for their convenience. In tighter spaces, opt for vertical platform lifts or low-rise elevators. Ramps should include handrails on both sides, slip-resistant surfaces, and level landings at each end.
2. Doorways and Interior Passageways
Standard doors in older buildings often measure less than 30 inches, which restricts access for wheelchairs and walkers. Expanding the frame to at least 32 inches and ensuring a threshold of no more than ½ inch eliminates that issue. Widened corridors also make navigating easier for residents using mobility aids or for caregivers assisting them.
3. Lever Handles and Accessible Hardware
Replacing round knobs with lever-style handles improves usability for people with arthritis or limited grip strength. These upgrades also apply to faucets, window locks, and cabinet pulls. The hardware should require minimal force to operate and be positioned at reachable heights.
4. Bathrooms: Reinforcement and Accessible Fixtures
Older bathrooms in multi-family housing often lack the structural support needed for permanent safety fixtures. During an aging-in-place property renovation, contractors install solid blocking behind toilets, tubs, and showers to secure grab bars capable of withstanding up to 250 pounds of force. They may also replace standard bathtubs with walk-in or roll-in showers, install slip-resistant flooring, and adjust toilets to a 17- to 19-inch height range for functionality and ergonomics.
5. Kitchens: Reach and Maneuverability
Most kitchen counters are too high for someone in a wheelchair. Setting one section at about 34 inches ensures the surface is always within reach. Open space below the sink and cooktop also gives residents enough room to roll up without forcing awkward or uncomfortable angles.
6. Lighting, Switches, and Outlets
Many older apartments have dim lighting and hard-to-reach switches or outlets. Poor visibility increases fall risks, and too-high or -low outlets can be frustrating for those in wheelchairs or have limited range of motion.
Upgrade to bright, easy-to-switch-on-and-off lighting that’s within reach, and raise outlets slightly from the floor to reduce strain when plugging in appliances and other devices. Motion-activated lights near or along entryways and hallways also help residents move throughout the property without tripping or fumbling for a switch.
7. Accessible Parking and Outdoor Areas
Provide at least one van-accessible parking space per 25 spaces, complete with signage and an eight-foot or 96-inch access aisle. All routes from parking areas to entrances must be step-free and well-lit to prevent falls, accidents, and inconvenience. Outdoor walkways should also have slip-resistant surfaces and a minimum width of 36 inches.
8. Visual and Audible Safety Systems
Install dual-signal smoke and carbon monoxide alarms that use both sound and flashing lights. These systems alert residents with hearing loss, assist those with limited vision through sound cues, and meet ADA life-safety standards.
9. Elevators and Lifts
For multi-level properties, elevators or platform lifts ensure tenants with mobility limitations can reach their desired floor. Cab interiors should have tactile buttons, visual floor indicators, and emergency communication systems.
Choose Imperial Contracting to Build with Inclusivity in Mind
Renovating for accessibility is an investment in a rental property’s marketability and profitability, as each upgrade future-proofs the estate. If your property is lacking any of the above, contact us now to integrate ADA compliance into multi-family residential developments. Whether the units are occupied or not, we can get the job done.
