Many owners and managers of HUD assisted properties have reported inconsistent guidance from HUD with regard to the type of emergency call systems required for elderly multifamily projects. It has been reported that in some cases, HUD staff have instructed properties to maintain out-of-date pull cord technology rather than replacing this technology with more modern systems.
HUD issued a memo to HUD Multifamily staff on October 31, 2014 in order to clarify the HUD policy related to emergency call systems. Main elements of this guidance follow:
Functional Requirements
There is no requirement that a property use a particular type of call system, as long as the system functions properly.
HUD’s Handbook 4910.1, Minimum Property Standards for Housing, outlines the requirements for emergency call systems for elderly housing. The specific requirement is as follows:
“In projects containing 20 or more living units, each bathroom and one bedroom location in each living unit shall be furnished with one of the following emergency call systems: an emergency call system which registers a call (annunciator and alarm) at one or more central supervised locations, an intercommunicating telephone system connected to a switchboard which is monitored 24 hours a day, or an emergency call system which sounds an alarm (not the fire alarm) in the immediate corridor and automatically actuates a visual signal in the corridor at the living unit entrance.”
HUD indicates in the memo that terms such as “call,” “switchboard,” and “system” should be interpreted broadly to include both wired and wireless or electronic systems.
A “central supervised location” or “switchboard” may be either onsite or offsite, so long as the emergency calls are continuously monitored.
If an existing pull cord system is installed on the property, Owners are permitted to replace that system with a wireless or electronic system as long as the new system is economical and meets the functional requirements described in 4910.1. If pull cord systems are no longer used, the cords must be removed from the unit.
Mobile Emergency Response Devices
Mobile personal emergency response devices (e.g., lifeline) that are worn by the tenant are also acceptable, as long as the Owner is able to provide ongoing assurance that the devices are operational and available for use by tenants and other household members. The Owner must have an Operation & Maintenance Plan for mobile emergency response devices. This plan must outline how the system will remain operational, maintained, and replaced for the life of the project. Tenants must be given written information regarding the devices, and the procedures to be followed regarding repairs and/or replacement. The information must be posted on a tenant information board or provided to the tenants on an annual basis (I recommend both).
Hopefully, this clarifies what is required relative to emergency call systems at HUD elderly projects, but if you have questions, please feel free to contact us.