Senior Living Construction Contracts: Complete Contractor Guide 2025
Win senior living and assisted living facility construction contracts. Learn about ADA requirements, life safety codes, memory care specifications, and how to bid on independent living, assisted living, and skilled nursing facility projects.
Senior Living Construction Market
Senior Living Construction Quick Facts
US Market Size:
$15B+
Annual construction
Demand Growth:
10,000/day
Turning 65
Avg Cost/Unit:
$150-300K
Assisted living
Memory Care:
$350-450K
Per unit cost
Senior living construction is experiencing sustained growth driven by demographics as Baby Boomers age. Projects require specialized knowledge of accessibility requirements, life safety codes, and healthcare-specific building systems.
Demographics
70 million Baby Boomers aging into senior housing. Demand for senior living expected to double by 2040.
Aging Inventory
Many existing facilities need modernization or replacement. 60% of nursing homes built before 1990.
New Models
Shift to smaller, residential-scale communities. Focus on wellness, engagement, and aging in place.
Senior Living Facility Types
Characteristics
- • Apartment-style living
- • Full kitchens in units
- • Common amenities (dining, fitness)
- • Minimal healthcare infrastructure
- • Age 55+ or 62+ communities
Construction Considerations
- • Similar to multifamily residential
- • ADA compliance required
- • Emergency call systems
- • Universal design features
- • Enhanced common areas
Characteristics
- • Personal care assistance
- • Medication management
- • Meals provided
- • 24-hour staff presence
- • Studio to 1-BR units typical
Construction Considerations
- • Commercial kitchen required
- • Nurse stations/med rooms
- • Wider corridors (min 5')
- • Enhanced life safety systems
- • State licensing requirements
Characteristics
- • Secured environment
- • Specialized dementia care
- • Higher staffing ratios
- • Structured activities
- • Wandering management
Construction Considerations
- • Secured perimeter required
- • Wandering paths (indoor/outdoor)
- • Disguised exits
- • Color-coded wayfinding
- • Behavioral health considerations
Characteristics
- • 24/7 nursing care
- • Medical services on-site
- • Rehabilitation services
- • Medicare/Medicaid certified
- • Long-term and short-term care
Construction Considerations
- • I-2 institutional occupancy
- • Full medical gas systems
- • Emergency power for all loads
- • Therapy/rehab spaces
- • CMS certification requirements
Characteristics
- • Multiple levels of care
- • IL + AL + SNF on campus
- • Age in place capability
- • Entry fee + monthly fee model
- • Campus-style development
Construction Considerations
- • Large-scale development
- • Multiple building types
- • Campus infrastructure
- • Phased construction common
- • Complex utility systems
Critical Building Requirements
ADA Requirements
- • Accessible routes throughout
- • Grab bars in all bathrooms
- • Roll-in showers
- • Lever door handles
- • Accessible kitchens/bathrooms
Universal Design Elements
- • Zero-threshold entries
- • Blocking for future grab bars
- • Wider doorways (36" min)
- • Non-glare flooring
- • Enhanced lighting levels
Fire Protection
- • Full sprinkler coverage required
- • Quick-response sprinklers
- • Smoke detection in all rooms
- • Fire alarm with voice evacuation
- • Smoke compartmentalization
Egress Requirements
- • Defend-in-place strategy (SNF)
- • Areas of refuge
- • Evacuation chairs/equipment
- • Emergency lighting
- • Exit signage (illuminated)
Emergency Call
- • Pull cords in bathrooms
- • Pendant/wristband systems
- • Staff paging integration
- • Real-time location (RTLS)
- • Wander management
Medical Systems
- • Medical gas (SNF)
- • Medication storage
- • Clean/soiled utility rooms
- • Therapy equipment
- • Bariatric accommodations
Support Services
- • Commercial kitchen
- • Laundry facilities
- • Housekeeping support
- • Loading/delivery
- • Staff facilities
Regulatory Compliance
CMS Requirements (SNF)
Medicare/Medicaid certification requirements for skilled nursing facilities. Physical environment standards, life safety code compliance.
State Licensing
Each state has specific licensing requirements for assisted living and memory care. Requirements vary significantly by state.
NFPA 101 Life Safety Code
Healthcare and residential board and care occupancy chapters. Sprinkler and fire alarm requirements.
FGI Guidelines
Facility Guidelines Institute standards for residential health, care, and support facilities. Referenced by many state codes.
Certificate of Need (CON) States
Many states require Certificate of Need approval before building SNF beds. This affects project timelines and feasibility.
CON Required States
AL, AR, CT, DC, FL, GA, HI, IL, KY, ME, MD, MA, MI, MS, MO, MT, NE, NV, NH, NJ, NY, NC, OH, OK, OR, RI, SC, TN, VT, VA, WV, WI
No CON States
AZ, CA, CO, ID, IN, IA, KS, LA, MN, NM, ND, PA, SD, TX, UT, WA, WY
Finding Senior Living Projects
Senior Living Operators
Brookdale, Five Star, Sunrise, Atria, and regional operators continuously developing new communities. Build relationships with their development teams.
Healthcare REITs
Welltower, Ventas, Healthpeak, and others actively developing senior housing. Follow their investor presentations for pipeline.
Non-Profit Organizations
Faith-based organizations, continuing care communities, and non-profit senior housing developers. Often HUD-financed projects.
Private Equity Developers
Private developers building for sale or lease to operators. Active in high-growth markets.
Associations
- • Argentum (assisted living)
- • LeadingAge (non-profit providers)
- • AHCA (skilled nursing)
- • NIC (National Investment Center)
Events
- • NIC Fall Conference
- • Argentum Senior Living Executive
- • LeadingAge Annual Meeting
- • Regional senior living conferences
Winning Senior Living Bids
Healthcare Construction Experience
Document completed senior living and healthcare projects. Show understanding of licensing and certification requirements.
Life Safety Code Knowledge
Demonstrate understanding of NFPA 101, defend-in-place strategies, and healthcare occupancy requirements.
Phased Construction Capability
Many projects involve renovation of occupied facilities. Show experience maintaining operations during construction.
Resident Safety Focus
Documented safety protocols for working in occupied senior care environments. Infection control awareness.
- Underestimating state licensing inspection requirements and timing
- Not accounting for specialized equipment lead times (nurse call, lifts)
- Missing infection control requirements during renovation
- Inadequate coordination with kitchen equipment vendors
- Overlooking memory care-specific security and wayfinding requirements
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