Condo Media - December 2018 - 30
More than a NUMBER
"They were as hot as anything you
could do at the time," Charles Perkins,
a partner in Perkins & Anctil, P.C., says.
"I'm not so sure they are today."
Stephen Marcus, a partner in Marcus, Errico, Emmer & Brooks, who
represented the developers of some
of those early over-55 communities,
agrees. "There's no question that far
fewer of them are being proposed," he
notes. "We're not drafting nearly as
many documents for these communities as we did during the boom period."
To understand why this is true, and
assess whether it may change, you
need to understand how age-restricted
communities are structured and the
rules that make them work, or not.
The name should give you pause:
Age-restricted communities, by definition, should violate federal and state
Fair Housing laws, which prohibit
discrimination based on age. They are
allowable because Congress approved
an amendment to the federal statute in
1988, carving out an exemption from
the age-discrimination rule for com-
30
CONDOMEDIA December 2018
munities restricted to seniors, 55 and
older, as long as they provided services
and facilities meeting the needs of
older residents.
HOPA'S REQUIREMENTS
The Housing for Older Americans Act
of 1995 (HOPA) eased those requirements, creating two categories of allowable age-restricted housing:
l Properties in which all of the residents are 62 or older; and
l Over-55 communities.
Most developers opted for the more
flexible over-55 communities. To
qualify for HOPA's age discrimination
exemption in this category:
l At least 80 percent of the units must
be occupied by one resident who is
55 or older;
l The community must demonstrate
its intent to operate as an agerestricted community; and
l It must verify periodically that its
residents meet the age requirements.
(See related sidebar on page 31.)
HOPA establishes minimum
requirements for over-55 communities. Cities and towns are allowed to
impose more restrictive requirements,
and Marcus says many Massachusetts
communities have done just that,
through zoning rules requiring more
than 80 percent of the units, and
sometimes 100 percent of them, to
be occupied by seniors, or requiring
that all unit occupants, not just one of
them, must meet the age requirement.
This didn't seem problematic at
first. Developers looking at the huge
population of aging Baby Boomers,
were anxious to create communities
targeting them; many downsizing
seniors seemed to want to live in communities filled with people their age;
and cities and towns welcomed developments that did not increase the
number of children. "They were bringing in all this additional property tax
revenue, without having to spend 50
percent or more of it on the schools,"
Marcus notes.
Condo Media - December 2018
Table of Contents for the Digital Edition of Condo Media - December 2018
Contents
Condo Media - December 2018 - Cover1
Condo Media - December 2018 - Cover2
Condo Media - December 2018 - Contents
Condo Media - December 2018 - 2
Condo Media - December 2018 - 3
Condo Media - December 2018 - 4
Condo Media - December 2018 - 5
Condo Media - December 2018 - 6
Condo Media - December 2018 - 7
Condo Media - December 2018 - 8
Condo Media - December 2018 - 9
Condo Media - December 2018 - 10
Condo Media - December 2018 - 11
Condo Media - December 2018 - 12
Condo Media - December 2018 - 13
Condo Media - December 2018 - 14
Condo Media - December 2018 - 15
Condo Media - December 2018 - 16
Condo Media - December 2018 - 17
Condo Media - December 2018 - 18
Condo Media - December 2018 - 19
Condo Media - December 2018 - 20
Condo Media - December 2018 - 21
Condo Media - December 2018 - 22
Condo Media - December 2018 - 23
Condo Media - December 2018 - 24
Condo Media - December 2018 - 25
Condo Media - December 2018 - 26
Condo Media - December 2018 - 27
Condo Media - December 2018 - 28
Condo Media - December 2018 - 29
Condo Media - December 2018 - 30
Condo Media - December 2018 - 31
Condo Media - December 2018 - 32
Condo Media - December 2018 - 33
Condo Media - December 2018 - 34
Condo Media - December 2018 - 35
Condo Media - December 2018 - 36
Condo Media - December 2018 - 37
Condo Media - December 2018 - 38
Condo Media - December 2018 - 39
Condo Media - December 2018 - 40
Condo Media - December 2018 - 41
Condo Media - December 2018 - 42
Condo Media - December 2018 - 43
Condo Media - December 2018 - 44
Condo Media - December 2018 - 45
Condo Media - December 2018 - 46
Condo Media - December 2018 - 47
Condo Media - December 2018 - 48
Condo Media - December 2018 - 49
Condo Media - December 2018 - 50
Condo Media - December 2018 - 51
Condo Media - December 2018 - 52
Condo Media - December 2018 - 53
Condo Media - December 2018 - 54
Condo Media - December 2018 - 55
Condo Media - December 2018 - 56
Condo Media - December 2018 - 57
Condo Media - December 2018 - 58
Condo Media - December 2018 - 59
Condo Media - December 2018 - 60
Condo Media - December 2018 - 61
Condo Media - December 2018 - 62
Condo Media - December 2018 - 63
Condo Media - December 2018 - 64
Condo Media - December 2018 - Cover3
Condo Media - December 2018 - Cover4
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