Senior independent housing: Your comprehensive guide to barrier-free living in old age

Definition of senior housing: What does it mean?

What is senior independent housing? The term describes a form of living designed to enable people to live independently and safely in their familiar environment for as long as possible, even in advanced age or with limited mobility. Unlike complete barrier-free accessibility according to DIN 18040-2, which considers wheelchair use, senior housing is more flexibly defined and primarily oriented to the needs of older people.

The main goal is to eliminate tripping hazards, improve accessibility, and facilitate daily life through thoughtful spatial design. The definition of senior housing encompasses both structural measures and technical aids that increase comfort and safety.

The difference: Senior independent housing vs. assisted living

What is the difference between senior independent housing and assisted living? This question is asked by many property owners. The distinction is important:

Senior independent housing is particularly suitable for people who want to continue living completely independently but appreciate a safe, easily accessible living environment.

Guide to senior housing: The most important criteria

A well-conceived guide to senior housing considers various aspects that make life easier in old age. The central elements include structural adjustments, technical equipment, and thoughtful room planning.

What are the criteria for senior housing?

Spatial requirements:

• Step-free access: No thresholds between rooms, level access to the building

• Sufficient movement space: At least 120 x 120 cm in front of important fixtures

• Door widths: At least 80-90 cm clear width for good passage

• Floor coverings: Non-slip, firmly laid, no loose carpets or runners

• Lighting: Bright, glare-free lighting with high contrasts

Sanitary area:

• Curbless shower with non-slip tiles and grab bars

• Wheelchair-accessible sinks for use while sitting

• Sufficient movement space (at least 120 x 120 cm)

• Raised toilets (46-48 cm seat height) with bilateral support rails

• Single-lever faucets with longer levers for easy operation

Kitchen and living area:

• Wheelchair-accessible work surfaces for activities while sitting

• Control elements at ergonomic height (85-105 cm)

• Sufficient turning space for safe movement

• Window handles at reachable height (maximum 105 cm)

• Pull-out cabinets instead of deep base cabinets

Technical equipment:

• Smart home solutions: Automatic light control, heating regulation

• Emergency call systems: Permanently installed or portable

• Electric shutter control: Operation without physical effort

• Door communication: Video intercom with large display

Requirements for senior housing: Structural specifications

The requirements for senior housing include both apartment furnishings and location and infrastructure. Only when all factors are considered does a truly age-appropriate living solution emerge.

Senior apartments: Floor plans

Floor plans for senior apartments should be compact and functional. Ideally, all important rooms are arranged on one level:

Optimal room layout:

• Living space: 60-80 m² for one- to two-person households

• Open living-kitchen areas: Short distances, good visibility

• Bedroom: At least 14 m² with direct access to bathroom

• Bathroom: At least 5-6 m² for sufficient movement space

• Storage room: For aids like walker or wheelchair

Important planning aspects:

• No long corridors or winding floor plans

• Central arrangement of the bathroom

• Preferably rectangular room layouts

• Large window areas for natural light

• Well-thought-out storage spaces at reachable height

Location and infrastructure

The best apartment senior housing is of little use if the environment isn't right:

Local supply:

• Doctors and pharmacies within walking distance (max. 500 m)

• Supermarkets and shopping facilities nearby

• Services like hairdresser, post office, bank

Transport connections:

• Public transport stops in immediate vicinity

• Barrier-free access to buses and trains

• Safe walkways without steep inclines

Social infrastructure:

• Meeting places, senior centers

• Cultural offerings

• Green spaces and recreational areas

Outdoor facilities:

• Level, well-lit pathways

• Seating opportunities

• Covered building entrances

New construction vs. renovation: Implementation options

Independent senior housing can be realized through new construction or renovation.

With senior housing independent living new construction, you can integrate all standards from the start – whether as senior citizen housing in a single-family home or as apartment senior housing in a multi-family building. The advantage of new construction: No subsequent compromises, modern building technology, and low maintenance in the long term. However, costs are higher than with renovation.

Renovation is the more common solution for existing properties. Prioritize: bathroom renovation (curbless shower, wheelchair-accessible sink), elimination of door thresholds, widening of doors, and installation of stairlifts. Depending on the scope of the senior housing renovation, expect costs of 15,000-50,000 euros. The advantage: You remain in familiar surroundings, and many measures are eligible for funding.

Funding and Financing: Is Age-Appropriate Housing Subsidized?

Is age-appropriate housing subsidized? The clear answer is: Yes! There are various funding opportunities available to help you as a property owner reduce costs.

What is the KfW Loan 159 "Age-Appropriate Conversion"?

The KfW offers Program 159 "Age-Appropriate Conversion" (Altersgerecht Umbauen), a low-interest loan for conversion measures in apartments and residential buildings, which allows you to reduce barriers and improve burglar protection.

Terms and Conditions:

• Loan amount: Up to 50,000 euros per residential unit

• Interest rate: From 2.35 percent effective p.a. (inquire about current conditions with your bank)

• Term: Between 4 and 30 years, with interest rate lock-in for 5 or 10 years

• Grace period: 1 to 5 years possible – during this time you only pay interest

• Requirement: Application must be submitted before construction work begins

• No income limits: Funding is available to everyone, regardless of age

Eligible Measures:

• Barrier reduction: pathways to the building, entrances, ramps

• Conversion of sanitary facilities (barrier-free bathrooms)

• Installation of elevators and stairlifts

• Widening of doors and passageways

• Optimization of room layout

• Installation of orientation and communication systems

• Burglar protection measures (burglar-resistant doors, windows, etc.)

Application Process:

1. Plan measures and obtain cost estimates

2. Submit application to your house bank, savings bank, or another financial institution (before construction begins!)

3. Wait for loan approval

4. Have conversion carried out by specialist companies (self-performed work is not eligible for funding)

5. Submit invoices to the bank

6. Loan is disbursed

Important Note: The former grant program KfW 455-B has not been accepting new applications since January 2025. However, Loan 159 remains available and is currently the KfW's main funding option for age-appropriate conversions.

Additional funding opportunities

Regional programs: Many federal states and municipalities offer their own funding programs for senior independent housing. Contact your city or municipal administration for information.

Long-term care insurance: If you have a care level (1-5), you can additionally apply for a grant of up to 4,000 euros for living environment improvements from your long-term care insurance.

Tax deductibility: Costs for senior housing renovation can be claimed as extraordinary expenses or household-related services for tax purposes.

Pension insurance: In certain cases, the German Pension Insurance covers costs, for example, if the renovation maintains or restores earning capacity.

Practical tips for property owners

As a property owner, you benefit from senior housing in multiple ways:

Plan early:

• Prepare measures even without acute need

• Consider standards during renovations

• Choose "growing" solutions (e.g., retrofittable grab bars)

Use professional advice:

• Architects specializing in accessibility

• Occupational therapists for individual needs analysis

• Energy consultants for overall concept

Investment with added value:

• Value preservation: Age-appropriate properties are future-proof

• Value increase: Up to 10% higher sale/rental price possible

• Larger target group: Attractive for all age groups, not just seniors

• Better rentability: Lower vacancy, longer rental periods

Universal design: Many age-appropriate measures are "universal design" – they increase comfort for all residents, regardless of age.