Helping Older Adults Age Safely in Place

person A.J. Johnson today 09/27/2020

With the aging of the U.S. population, the number of older adults living if affordable housing is growing and the average age of residents is increasing. Assisting residents to age in place safely is good for both property owners and residents. People typically want to live independently for as long as possible and stable tenancy reduces operational costs. However, as older adults age and their ability to live on their own changes, the features and configuration of their home can present challenges to living safely. Simple modifications can improve the comfort and safety of older persons, allowing them to live on their own much longer.

Home modification refers to converting or adapting the environment to make it easier for older adults (or people with disabilities) to manage basic activities more easily and more safely. For many, the term "home modification" leads to images of structural modifications, such as converting tubs to roll-in showers or widening doorways. But, modifications can be as simple as installing tub benches, rearranging furniture, fixing uneven flooring, or improving lighting. Many simple, low-cost modifications can make a huge difference to the health and safety of older adults.

Modifications that the Residents May Make

Residents themselves can make many changes to their living environment to immediately improve the quality of their lives, including -

  • Remove clutter from the floor and increase storage;
  • Secure cords to walls or floors;
  • Remove or secure throw rugs with gripper pads or gripper tape;
  • Mark uneven thresholds with contrasting tape or paint;
  • Install nightlights in the bedroom and bathroom;
  • Stick motion sensor LED lights on baseboards;
  • Purchase a shower seat, place adhesive anti-slip treads on shower or tub floors; and
  • Add seating to the bedroom to assist with dressing and in the kitchen for cooking prep.

Low-Cost Improvements that Site Staff can Make

  • Replace knob style door and faucet handles with lever style handles;
  • Securely install grab bars around tubs, showers, and toilets and raise toilet seats;
  • Install adjustable hand-held shower heads and anti-scald water devices;
  • Replace bulbs with bright, non-glare lighting;
  • Replace traditional light switches with rocker switches; and
  • Install double hinges to widen doorways (this can widen doorways by up to two inches).

Still more improvements may be made by professional installers - if permitted by project budgets. These include -

  • Widen the frames of entryways and doorways;
  • Remodel bathrooms to include a shower with supports and no threshold;
  • Install slip resistant flooring in bathrooms; and
  • Create level flooring by removing thresholds and other uneven areas.

Home Modification & Fall Prevention

Increasingly, research is showing that, in addition to helping older adults live more comfortably and independently, home modifications (including home hazard removal) can reduce the fall risk for individuals. It is estimated that one in four older adults falls each year, with more than half of all falls occurring in the home. Injurious falls can force people to move to institutional settings. Home modifications can reduce fall risks and may promote longer residency in traditional apartments, and less unit turnover.

Multifamily Owners’ Responsibility for Modifications

Owners of HUD and Rural Development-Assisted multifamily housing are subject to Section 504 of the Rehabilitation Act of 1973, which provides rights to people with disabilities in federally-funded programs. Under Section 504, owners have a responsibility to provide reasonable accommodations to residents with disabilities who need such accommodations to be able to participate fully in the housing. While the Fair Housing Act requires all owners to provide such accommodations, Section 504 requires that owners pay the cost of home modifications - unless it is unreasonable to do so.

Resources to Assist with Home Modification

Increasingly, programs and funding are available to help renters modify their home environments to support independent living. Service coordinators can help residents of HUD multifamily housing access these resources, and owners of conventional properties (including the Low-Income Housing Tax Credit) can provide information on these resources to residents. Some of the best resources follow:

  • Area Agencies on Aging (AAAs), Aging and Disability Resource Centers (ADRCs), and Centers for Independent Living (CILs). These agencies maintain information and resources on home accessibility and available programs to finance home modifications. The programs are funded by the U.S. Administration for Community Living (ACL). To find the AAAs and ADRCs in your area, visit the eldercare locator website (https://eldercare.acl.gov/) or call 1-800-677-1116.
  • The Department of Veterans Affairs offers Home Improvement and Structural Alteration grants to veterans and service members for medically-required home modifications. Renters are eligible for the grants if they have a signed and notarized statement from the property owner authorizing the improvement or structural alteration.
  • Many communities offer comprehensive home modification programs, often operated through nonprofit organizations, that help older adults determine the environmental modifications they need and then carry out the modifications free of charge. Some of these programs include a visit from an Occupational Therapist or Nurse to ensure the modifications meet the needs of the resident and are part of a comprehensive approach to helping the resident live independently. The www.homemods.org website provides a directory of home modification and repair programs by state.
  • Medicare Advantage Plans may pay for home safety inspections conducted by a qualified health professional and safety devices, such as shower stools, hand-held showers, grab bars, and raised toilet seats, to prevent home injuries.
  • Medicaid home and community based services provide opportunities for Medicaid recipients to receive services in their own home or community rather than institutions or other isolated settings.
  • When prescribed by a doctor, or as part of a discharge plan when returning from a hospital stay, residents may receive in-home visits form an occupational therapist, physical therapist, or nurse. During these visits, the professionals often identify specific equipment and environmental modifications that residents need for safety and independence. HUD encourages service coordinators to work with the health professionals (and residents) to ensure the residents needs are met.

Owners of properties for older persons would do well to become familiar with the resources available to assist resident in remaining independent in their homes. This is good for the emotional and physical well-being of the residents as well as the financial well-being of the properties.

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HUD Publishes 2025 Income Limits

On April 1, 2025, HUD published the 2025 income limits for HUD programs and the Low-Income Housing Tax Credit and Tax-Exempt Bond programs. The limits are effective on April 1, 2025. The limits for the LIHTC and Bond projects are published separately from those for HUD programs. For better understanding, LIHTC and Bond properties operate under the Multifamily Tax Subsidy Project (MTSP) limits. These properties are 'held harmless' from income limit (and therefore rent) reductions. This means that these properties may use the highest income limits for resident qualification and rent calculation since the project has been in service. However, it's important to note that HUD program income limits are not 'held harmless '. HUD publishes the 50% and 60% MTSP limits alongside the Average Income (AI) limits, which are set at 20%, 30%, 40%, 50%, 60%, 70%, and 80%. Projects that began service before 2009 may utilize the HERA Special Income Limits in areas where HUD has published such limits. Projects placed in service after 2008 cannot use the HERA Special Limits. Projects in rural areas not financed by tax-exempt bonds can use the higher MTSP limits or the National Non-Metropolitan Income Limits (NNMIL). It is important to note that for 2025, HUD has made changes to the definitions of geographic areas as determined by the Office of Management and Budget (OMB). The counties or towns within certain metropolitan areas may have changed. Owners and managers should consult the HUD Area Definition Report for a list of their areas and their components. The link to the Area Definition Report can be found on the website provided below. Owners of LIHTC projects may rely on the 2024 income limits for all purposes for 45 days after the effective date of the newly issued limits, which ends on May 16, 2025. The limits for HUD programs may be found at www.huduser.gov/portal/datasets/il.html. The limits for LIHTC and Bond programs may be found at www.huduser.gov/portal/datasets/mtsp.html.

Effects of Potential Staffing Cuts on HUD Programs

As the Trump administration moves forward with plans to reduce the federal workforce dramatically, the Department of Housing and Urban Development (HUD), according to recent reporting by the Associated Press, could face potential cuts that could eliminate half of its staff approximately 4,000 positions. Widespread Impact Across Essential Services The proposed reductions would affect numerous critical HUD programs, including disaster recovery efforts, rental assistance, housing discrimination investigations, and support for first-time homebuyers. Housing advocates and former HUD officials have raised substantial concerns that these extensive staffing cuts could greatly hinder or even stop the department s ability to carry out its mission. The official HUD position is that this information "should not be considered final. However, the potential extent of these reductions aligns with the administration s broader goal of reducing government spending. Recently appointed HUD Secretary Scott Turner announced the formation of a Department of Government Efficiency task force inspired by billionaire Elon Musk, while also underscoring the identification of "$1.9 billion in misplaced funds and "$260 million in wasteful contracts. Rental Assistance Programs at Risk The proposed cuts most concerning aspect is their potential impact on the Office of Public and Indian Housing, which could lose half its workforce from 1,529 employees to just 765. This office manages rental assistance subsidies for more than 3.5 million households and supports public housing for approximately 1 million people. Georgi Banna, general counsel for the National Association of Housing and Redevelopment Officials, warns that such reductions could delay payments for the Section 8 voucher program, which provides rental assistance to millions of low-income Americans. Although tenants have certain protections as long as they pay their share of the rent, they could ultimately face displacement if landlords withdraw from the voucher program due to payment issues. Budget Challenges Compound the Problem The potential staffing cuts come at a particularly challenging time as Congress continues to navigate a contentious appropriations process for HUD programs. The House version of the spending bill would boost funding for Housing Choice Vouchers by $115 million, which sounds promising but falls far short of the estimated $4.3 billion increase needed to simply maintain current service levels, according to the Center on Budget and Policy Priorities (CBPP). If the House budget is approved, it will only meet 90% of the need, potentially causing about 283,000 households to lose voucher access what the CBPP has described as the "most severe funding shortfall in the history of the voucher program. The situation has already caused damage, with some voucher-administering agencies halting the distribution of new vouchers. Local housing authorities have been operating on constrained budgets, and many lack robust reserves to weather a potential government shutdown or significant funding cuts. Fair Housing Enforcement Under Threat Perhaps the most alarming aspect is the proposed 77% reduction in the Office of Fair Housing and Equal Opportunity, which could shrink its staff from 572 employees to only 134. As HUD s main enforcer of national fair housing laws, this office investigates discrimination complaints and works to ensure equal access to housing. Although Secretary Turner has previously committed to upholding the Fair Housing Act, which includes a statutory mandate for HUD to combat discrimination, the administration s approach to implementing the law may undergo significant changes. Turner recently announced on social media that HUD had canceled $4 million in diversity, equity, and inclusion contracts. Uncertainty for Housing Authorities and Vulnerable Populations Potential staffing cuts and budget uncertainties have come together to create a tumultuous situation for local housing authorities. Housing authorities are finding it difficult to provide clear guidance to both families and landlords while anticipating potentially "draconian consequences if significant cuts or a government shutdown happen. The months ahead may pose unprecedented challenges and uncertainty for millions of Americans relying on HUD programs for stable housing, especially those using Section 8 vouchers. As Congress decides whether to pass a bill keeping the government open, the future of these critical housing programs and the millions of Americans who rely on them hangs in the balance. In conclusion, the proposed staffing cuts at HUD pose a significant threat to the stability and effectiveness of critical housing programs that serve millions of Americans. If carried out, these reductions could disrupt essential services like rental assistance, fair housing enforcement, and disaster recovery putting vulnerable populations at greater risk of housing instability and discrimination. The potential for delayed payments, reduced voucher access, and weakened fair housing protections highlights the profound human impact of these cuts. As Congress deliberates over HUD s budget, the stakes could not be higher for the families, landlords, and housing authorities that rely on these programs for their survival and stability. The coming months will challenge the resilience of HUD s mission and the nation s commitment to providing safe, fair, and affordable housing for all. All those in the affordable housing industry must reach out to their elected representatives to stress the importance of HUD and its programs to the housing needs of America s most vulnerable populations.

A. J. Johnson Partners with Mid-Atlantic AHMA for December Training on Affordable Housing—April 2025

In April 2025, A. J. Johnson will partner with the MidAtlantic Affordable Housing Management Association for four live webinar training sessions for real estate professionals, particularly those in the affordable multifamily housing field. The following sessions will be presented: April 15: Pets/Pot/Service Animals: Navigating Fair Housing A Comprehensive 90-Minute Webinar for Housing Professionals Join us for an essential training session that tackles three of the most challenging areas in fair housing compliance today. This practical webinar will equip affordable housing providers with clear guidance on: Service and Emotional Support Animals: Learn the crucial legal distinctions between pets and assistance animals, proper verification procedures, and how to handle accommodation requests while complying with FHA regulations. Pet Policy Development: Explore effective strategies for creating and enforcing fair pet policies that address resident needs while considering property management concerns. Medical Marijuana Considerations: Explore the intricate relationship between federal and state laws concerning medical marijuana use in housing, including the requirements for reasonable accommodation. Through case studies, interactive discussions, and expert analysis of recent court decisions, you will gain actionable strategies for confidently addressing these challenging issues. This tool is perfect for property managers, leasing agents, compliance officers, and housing administrators who want to minimize legal risk while creating inclusive communities. April 16: VAWA with Tips on Communicating with Victims - The Violence Against Women (VAWA) Reauthorization Act of 2013 expanded VAWA protections to many different affordable housing programs, including the Low-Income Housing Tax Credit (LIHTC) Program. While HUD has provided detailed requirements on VAWA implementation at HUD properties, there has been no uniform guidance for LIHTC owners and managers. A proposal before Congress would legislate that LIHTC Extended Use Agreements contain VAWA requirements. The IRS has not provided guidance, and while many state agencies are requiring VAWA plans, they are not providing information on what the plans should look like. This two-hour training, when combined with the course materials, will review VAWA requirements and recommend best practices for developing VAWA plans at LIHTC and other non-HUD properties. The session will be presented by A. J. Johnson, a recognized expert in the affordable housing field and the author of "A Property Manager s Guide to the Violence Against Women Act. April 24: Preparation for Physical Inspections - Agency inspections of affordable housing properties are required for all affordable housing programs, and failure to meet the required inspection standards can result in significant financial and administrative penalties for property owners. This four-hour training focuses on how owners and managers may prepare for such inspections, with a concentration on HUD NSPIRE inspections and State Housing Finance Agency inspections for the LIHTC program. Specific training areas include (1) a complete discussion of the most serious violations, including health & safety; (2) how vacant units are addressed during inspections; (3) when violations will be reported to the IRS; (4) the 20 most common deficiencies; (5) how to prepare a property for an inspection; (6) strategies for successful inspections; and (7) a review of the most important NSPIRE Standards as they relate to the three inspectable areas [Units/Interior/Exterior]. 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Hoarding is the one class of disability that requires landlords to offer an accommodation even if an accommodation is not requested! This 1.5-hour live webinar is designed to assist multifamily managers in understanding how to deal with hoarding problems in a way that will prevent liability under fair housing law. The session will define hoarding and provide detailed recommendations on how to deal with a hoarding problem. It will outline examples of accommodations for hoarding, how to engage in the "interactive process with residents who hoard, and the steps necessary to remove uncooperative residents. Finally, a recent court case regarding hoarding will be reviewed as an illustration of the potential difficulties managers face in hoarding situations. This is an evolving area of fair housing law, and this webinar will provide the guidance necessary to approach the problem in a systematic way that will give multifamily operators the best chance at avoiding the legal traps that exist when dealing with this unique disability. These sessions are part of the year-long collaboration between A. J. Johnson and MidAtlantic AHMA and are designed to provide affordable housing professionals with the knowledge to effectively manage the complex requirements of the various agencies overseeing these programs. Persons interested in any (or all) training sessions may register by visiting either www.ajjcs.net or https://www.mid-atlanticahma.org.

Impact of Trump Administration's Regulatory Restructuring on HUD and IRS

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