Affordable Assisted Living Market Study

Request for Proposal

[Name of Proposed Project] [DATE]

Please address all questions and correspondence to: Name of primary contact Address Telephone Email

Format prepared by The Coming Home Program An initiati e of !C" De elopment Corporation # The Robert $ood %ohnson Foundation

Table of Contents

I. INTRODUCTION .........................................................................................................3 II. PROPOSA R!"U!ST AND TI#! IN!..............................................................3 III. SCOP! $OR A$$ORDA% ! ASSIST!D I&IN' #AR(!T STUD) .............3 PARALLEL ANAL S!S "#R AAL AN$ S!%&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&' A$$!T!#NAL PR#(RAMS&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&' ELEMENTS #" T%E ST)$ &&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&' PART!*!PAT!#N #" +PR#(RAM SP#NS#R, &&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&I&. "UA I$ICATIONS....................................................................................................* &. PRO+!CT D!SCRIPTION.........................................................................................* APP!NDI, -. PRO+!CT/S D!TAI !D P0)SICA D!SCRIPTION ....................1 APP!NDI, 2. PRO+!CT/S D!TAI !D S!R&IC! D!SCRIPTION.....................--

I. Introd3ct4on
+Name of program sponsor, seeks a market study to determine the market for affordable assisted living/ senior independent housing/ and related services in +*ity/ State,& +Name of program sponsor, is a 012c3 non4profit providing housing and supportive services to lo5 income frail and seniors in an assisted living setting& !n pursuit of our organi6ational mission/ +Program Sponsor, is e7ploring the feasibility of an affordable assisted living pro8ect in +*ity/ State, to be kno5n as +Name of Proposed Pro8ect,& To assist 5ith feasibility analysis/ 5e are seeking proposals for an affordable assisted living market study&

II. Proposal Re53est and T4me 4ne

!f you are interested in providing market study services for this pro8ect/ please submit a proposal for a market study report by +$ATE, based on the re9uirements and information contained in Sections !!! 4 :& The appendices/ provided by the development team/ specify the physical characteristics/ services/ and payments envisioned for this proposed pro8ect& +!ote& the sponsor should 'omplete the information in the appendi'es&, Please include; 2& Lump sum price for the market study .& Lump sum fee for demographic and competition update 5ithin .' months of the completion of the market study report& 3& %ourly fee +good for 2. months, for follo54up activities or market study up4dates '& Earliest start date for the market research and report 0& Time re9uired for the research and report <& A description of the research and analysis methods that 5ill be used for each component of the study =e&g&/ as appropriate 4 census analysis/ on4site competition analysis/ surveys or focus4groups/ key informants/ etc&> -& ?ualification and references for key staff that 5ill actually carry out the 5ork @& Sample market study completed by staff that 5ill conduct market study

III. Scope for Affordable Ass4sted 464n7 #ar8et St3d9

The +Name of Proposed Pro8ect,/ an affordable assisted living pro8ect has a mission to serve lo5 and moderate4income individuals/ including individuals eligible for the stateAs Medicaid subsidy program for assisted living& The market study that +Program Sponsor, is uni9ue from market rate assisted living due to four considerations; 2& The pro8ect 5ill include a minimum of 01B Medicaid eligible individuals 5ith the remainder of residents dra5n from other appropriate populations as re9uired to create a financially viable pro8ect =based on cash flo5 and standard under5riting criteria>& .& $ue to lender and under5riter concerns regarding the risks of a single use building type/ the pro8ect 5ill be structured to be viable as senior independent

housing =S!%> if the affordable assisted living =AAL> operations encounter problems& 3& The pro8ect must be analy6ed at the Medicaid/ moderate income/ and upper4 income level categories/ including individualsA 5illingness to live 5ith persons 5ith varying socio4economic backgrounds& '& The pro8ect 5ill provide private occupancy apartments together 5ith high service levels& "or 9uestions regarding the scope of the anticipated market study/ including additional programs/ please call +Name and telephone of contact person,& Parallel Analysis for AA( and )*H The dual or Cparallel analysisD for the pro8ect as S!% and AAL is necessary because many funding sources 5ill need to be comfortable that if the pro8ect fails as assisted living/ it 5ill have the ability and market to operate as traditional senior independent housing& "or the S!%/ the study 5ill need to include any physical re9uirements that the assisted living building 5ould need to incorporate to compete successfully as senior independent housing should a conversion become necessary =e&g&/ unit si6e and amenities/ parking re9uirements/ building features/ etc&> and the rent structure =pricing> that the pro8ect could implement& Additional Programs The market study should include additional analysis for the follo5ing programs and populations +re ise as appli'able,; 2& .& 3& '& 0& <& $ementia Special *are )nitE %!:FA!$S programE %omeless Adults in need of assisted living servicesE Economically disadvantaged adults in need of assisted living servicesE Adult $ay *are servicesE and *ongregate Meals for eligible seniors&

The scope/ character/ and specifics of these programs 5ill be provided to the market study consultant in the initial pro8ect meeting& $ata for these analyses 5ill be available from local and state source& The market study consultant 5ill use the information from the initial meeting to study the market for these programs& Elements of the )tudy The forgoing considerations make it necessary for the market study to include the follo5ing elements for bot: a S!% pro8ect and an AAL pro8ect/ as 5ell as any of the additional programs listed above& The market study must provide a 5ritten discussion of ho5 and 5hy each element of the market study 5as established as presented/ including '

any variation bet5een affordable assisted living/ senior independent housing/ and other program elements& A full rationale must be presented/ 5ith supporting documentation as re9uired/ in a manner acceptable to conventional and governmental loan and grant sources and in conformance 5ith established market study practices& 2& Establish a realistic market area for a AAL and S!% pro8ect =and any other program element noted above>/ based on; a& Program and mission specifics =e&g&/ goals/ special population targets/ service level/ services scope/ inclusion of dementia care/ amenities/ etc> b& (eographic/ physical/ economic/ social/ and cultural boundaries c& Established assisted living market principles =travel radius/ referral sources/ competition/ etc&> d& $emographics of the defined market area/ to include at a minimum; =2> Total population =.> Population by age breakdo5n/ age 2@G =use *ensus categories> =3> Race and ethnic population ='> %ealth status of population =0> $isability status of population e& $escribe the three market areas and perform the related demographic analyses =by age and income> for S!% and AAL as follo5s; =2> !ndividuals 5ho are eligible for the stateAs Medicaid AL" 5aiver program +if appli'able, =.> !ndividuals 5ho are eligible for +spe'ify other stat+federal publi' assistan'e program, =3> !ndividuals 5illing able to pay privately for assisted living The analysis for these categories should be e7clusive =i&e&/ no individual or household should be double counted>& The market areas for the pro8ects for each of the groups above may be the same& !f so/ e7plain the method used to e7plore the market area for each and the rationale supporting the conclusion& .& Analy6e the local competition based on e7isting and planned competing provider types in market area =nursing homes/ home care/ etc&>& This information 5ill likely come from conversations 5ith health care providers/ social service agencies/ local government officials/ and identified competitors/ to include; a& b& c& d& e& f& g& h& pro8ect element =e&g&/ AAL/ S!%/ etc&> applicable market area income levels pro8ect services physical plant amenities non4profit status occupancy rates

$etermine the market demand and composition for the pro8ect& Provide the capture and penetration rates for each program component by facility si6e& '& Provide recommendations for pro8ect/ including; a& b& c& d& e& f& g& h& i& Target residents =age/ income/ needs> Physical location Physical characteristics =number of units/ units configuration and si6e mi7/ necessary or recommended amenities H activity rooms/ beauty shop/ spa/ etc> !ncome mi7 =opportunity for private pay/ income levels for private pay/ Medicaid percentage> )nitFrent pricing Service package costs =Private pay/ Medicaid/ meals> Suggested program amenities =transportation/ additional services/ etc&> Service program =assistance 5ith A$Ls/ !A$Ls/ healthcare/ meals/ housekeeping/ transportation/ etc&> Marketing strategies re9uired to achieve and maintain occupancy for recommended pro8ect si6e and mi7&

Recommendations 5ill be based on demographic/ competition/ and capture rateFpenetration analysis& This 5ill include recommendations for a S!% and AAL pro8ect/ any changes necessary to the initial pro8ect specification provided by the pro8ect sponsor/ and a full description of recommended pro8ect& 0& Provide 9ualitative community study and recommendations& The goal of the 9ualitative study is to gather information about the local culture and ho5 it 5ill impact the market for and marketability of the pro8ect; a& b& c& d& e& f& g& Ihat are the local issues for affordable assisted livingJ $o individuals kno5 5hat it isJ $o referral sources understand affordable assisted living and its role as a long4term care alternativeJ Are referral sources likely to refer people to assisted livingJ Are there any cultural or economic issues that could prevent individuals from moving in =e&g&/ family dependence on parentAs SS!/ tradition of care giving at home>J !s the community divided by race/ income/ other characteristics/ and to 5hat degree might this be significantJ Ihat do 5e need to kno5 about the market that the demographics donAt tell usJ

This is not an in4depth cultural study/ but should give a general overvie5 of the local Clay of the land&D

<

Parti'ipation of [Program )ponsor] +Name of Program Sponsor, and its development consultants desire an active role in establishing the market study parameters and evolving assumptions& As such/ the proposal should include a discussion of e7pected interaction bet5een your market study team and +Program Sponsor, and our consultants& At a minimum/ this interaction 5ill include; 2& !nitial meeting to revie5 scope/ mission/ and approach .& Mid4term meeting to discuss preliminary results and pro8ect modifications necessary 3& Revie5 and comment on 2st draft of report '& Edits to final draft

I&. "3al4f4cat4ons
Market study consultants must provide information on the follo5ing; 2& Name and 9ualification of market study team/ including 5hat 5ork 5ill be performed by each team member =e&g&/ data analysis/ competition revie5/ etc&> .& E7perience 5ith assisted living and affordable assisted living pro8ects& 3& Sample market studies '& *redential status 5ith local/ state/ and national debt and grant sources; a& !s the market study consultant =MS*> on the approved market study consultant list for the state housing finance agencyJ b& !s the MS* approved by any local/ state/ and national banks c& Ihat certification or educational 9ualifications does the MS* holdJ

&. Project Descr4pt4on

The +Program Sponsor, is committed to providing housing and supportive services in an assisted living setting for economically disadvantaged adults in the +*ity/ State, and surrounding areas& Ie anticipate serving those populations that include the frail elderly/ +revise as applicable; adults suffering from %!:FA!$S/ homeless adults in need of assisted living services/ and adults 5ith disabilities that preclude independent living,& The pro8ect 5ill house +insert KK, adults receiving assisted living services in +des'ribe building type, e-g-, single.story, indi idual households, total o''upan'y, in private one4 bedroomFone4bath units& The building=s> 5ill include significant common spaces and an open residential kitchen serving family style meals& !n addition to the residential element/ the pro8ect 5ill include +list any relevant amenities like congregate meal site/ service center/ community center,& Anticipated completion dateFopening is +$ATE,& See Appendi7 2 for detail physical description and Appendi7 . for detailed service description&

Append4; -. Project/s Deta4led P:9s4cal Descr4pt4on

This information is provided by the +Program Sponsor, to inform the market study consultant regarding the scope of the anticipated pro8ect& !t is anticipated that the pro8ect scope described belo5 may have to be modified based on the results of the market study& The market study consultant should recommend any additions or modifications to the physical description belo5 in the final market report and provide the reason for such recommendations& "or the purpose of the market study scope and analysis/ the affordable assisted living building=s> 5ill include; Un4t Descr4pt4ons. 2& Each building 5ill; a& %ave +number, apartments 5ith open common areas b& Service areas =laundry/ housekeeping/ staff room/ etc&>& c& Le single story +spe'ify, .& All private occupancy apartments as follo5s; a& +Percent, 5ill be studio apartments +appro7imately KK S", b& +Percent, 5ill be one4bedroom apartments +appro7imately KK S", 3& All apartments shall include +re ise as ne'essary,; a& "ull handicapped accessibility b& A full bath room including a roll4in 3 7 0 sho5er c& A kitchenette including a compact refrigerator 5ith separate free6er/ micro5ave/ full si6e sink/ base and 5all cabinets for storage d& %eat and air conditioning 5ith individual temperature controls e& "ully carpeted in living areas/ sheet vinyl in the bathroom area f& A minimum of <A of full length hanging space in closets g& Locking unit door h& Large 5indo5 areas i& )nit furnishing available on re9uest =no e7tra charge> '& *ommon areas; a& *ommon areas 5ill be; "ully handicapped accessible Elder safe #pen access to all residents b& LivingFactivityFhearth area c& $ining room =open to kitchen and living area> d& LibraryFcomputer room e& Laundry room 0& Service areas 5ill include; a& Small accessible kitchen =open to living areas> @

b& Laundry room c& Staff room d& Storage and mechanical room =no resident storage 5ill be provided outside of their units> <& Pro8ect amenities are anticipated to include; a& Secured entry and e7its as follo5s; Entry 5ill have coded key pad H competent residents/ staff/ and family 5ill have access to the code !ntercom at entry to call staff $elayed egress locks at entry and all e7its designed to discourage cognitively impaired residents from e7iting Alarm =audible and to staff pagers> if resident activates door4 opening se9uence& CIander (uardD or similar system to alert staff if cognitively impaired resident e7its the building b& Emergency call system tied to staff pagers as follo5s; :oice4to4voice in unit in bedroom room area Pull cord living area and bathroom Pull cord in common areas c& Enclosed e7terior garden area 5ith screened seating areas and 5alking paths d& Limited resident/ visitor/ and staff parking e& .'4hour a5ake staff

S4te Amen4t4es. 2& The site 5ill include; a& +Number, of buildings b& *ommunity *enter/ including +re ise as appli'able,; i& Administrative offices ii& *linical team offices iii& Iellness center ="or community and residents> iv& PhysicianAs #ffice =to serve residents and community> v& %ome health office =serving community and residents> vi& *ongregate meals =serving the community/ residents 5ill eat in houses unless choose to eat at congregate site> vii& Nutrition counseling =serving community and residents> viii& Adult day care =serving community and residents> i7& Social service coordination =serving community and residents> c& Administrative #ffices d& Landscaped garden areas e& *ommunity *enter 5ill include activities spaces and routine activity programs =serving community and residents>

.& *ampus Location; +Address, 3& Pro8ect Name; '& *ampus Neighbors; The +Pro8ect Name, 5ill share the site 5ith F have access to neighboring facilities +re ise as appli'able,; a& Public transportation b& Library c& %eath *are *linic +Name,

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Append4; 2. Project/s Deta4led Ser64ce Descr4pt4on

This information is provided by the organi6ation commissioning the market study to inform the market study consultant regarding the scope and intensity of services e7pected to be provided by the pro8ect& !t is anticipated that the pro8ect scope described belo5 may have to be modified based on the results of the market study& The market study consultant should recommend any additions or modifications to the services scope in the final market report and provide the reason for such recommendations& Proposed services include; 2& "ull care need assessments and care plans at entry/ annually/ and as needed upon significant change .& Services available 5ill be; Ser64ce T9pe

Meals

%ousekeepi ng for Resident )nit Monitored Emergency Pull *ords Monitored Life4Safety Systems Staffing

Ser64ce Pro64s4on T9pe e6el 3Fd !n4house ay Sna cksFdrin ks $ai !n4house ly

Pa9ment

Separate charge

!n base rate !n base rate !n base rate !n base rate !n base rate

.'F .'F .'F #n Admit An nual As Needed #n Admit An nual As Needed

!n4house *ontracted !n4house *ontracted !n4house *ontracted

Assessment s

*are Planning

!n4house *ontracted

!n base rate

22

Nursing #versight

'1 hrF5k #n4 *all .'F-

!n4house *ontracted

!n base rate

2.

Ser64ce T9pe Assistance 5ith )nscheduled Needs Supervision F Protective #versightF *ueing Transferrin g Toileting

Ser64ce e6el .'F .'F -

Pro64s4on T9pe

Pa9ment

!n4house *ontracted !n4house *ontracted

!n base rate

!n base rate

!ncontinenc e care "eedingF Eating Lathing

"ull Assist "ull Assist "ull Assist "ull Assist "ull Assist

!n4house !n4house !n4house *ontracted !n4house !n4house *ontracted !n4house *ontracted !n4house *ontracted !n4house

!n base rate !n base rate Additional charge !n base rate !n base rate =3F5k> Additional charge =for e7tra> !n base rate !n base rate !n base rate

"ull Assist (rooming "ull Assist Ambulation As F allo5ed Ialking by AL regs Medications Self Admin& Sup ervised %ospice NFA

$ressing

!n4house *ontracted *oordinated *ontracted

!n base rate

Respite

Per rec& of mkt stdy

As arranged by residentFfacility 5ith 3rd party provider H payment by 3rd party Additional charge

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Ser64ce T9pe

%ealthcare; NNNNNNNNNNNN NNNNNNNNNNNN

%ealthcare; NNNNNNNNNNNN NNNNNNNNNNNN

%ealthcare; NNNNNNNNNNNN NNNNNNNNNNNN

%ealthcare; NNNNNNNNNNNN NNNNNNNNNNNN

!A$L; NNNNNNNNNNNN NNNNNNNNNNNN

!A$L; NNNNNNNNNNNN NNNNNNNNNNNN

!A$L; NNNNNNNNNNNN NNNNNNNNNNNN

!A$L; NNNNNNNNN NNNNNNNNNNNN

Ser64ce e6el %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo d Lo 5 %ig h Mo

Pro64s4on T9pe

Pa9ment

!n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated Allo5ed but not pro4videdFcoordinated !n4house *ontracted *oordinated 2'

!n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge

NNN

d Lo 5

Allo5ed but not pro4videdFcoordinated

Transportati on

Ser64ce T9pe

#ther; NNNNNNNNNNNN NNNNNNNNNNNN

#ther; NNNNNNNNNNNN NNNNNNNNNNNN

#ther; NNNNNNNNNNNN NNNNNNNNNNNN

#ther; NNNNNNNNNNNN NNNNNNNNNNNN

M40 !n4house =0 daysF 5k> Loc al Ser64ce Pro64s4on T9pe e6el %ig !n4house h *ontracted Mo *oordinated d Allo5ed but not Lo pro4videdFcoordinated 5 %ig !n4house h *ontracted Mo *oordinated d Allo5ed but not Lo pro4videdFcoordinated 5 %ig !n4house h *ontracted Mo *oordinated d Allo5ed but not Lo pro4videdFcoordinated 5 %ig !n4house h *ontracted Mo *oordinated d Allo5ed but not Lo pro4videdFcoordinated 5

As arranged by resident 5ith 3rd party provider !n base rate

Pa9ment

!n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider !n base rate Additional charge As arranged by resident 5ith 3rd party provider

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