As the leader of a senior living community, you are constantly balancing resident satisfaction, operational efficiency, and careful budgeting so when it comes time to renovate common spaces and corridors, it’s important to take a strategic approach that minimizes costs while ensuring high-quality living conditions for your residents.
Senior living facilities regularly plan upgrades to finishes in their public areas, such as replacing lighting fixtures or updating suspended ceiling tiles. However, these renovation projects also present an opportunity to evaluate and address underlying mechanical, electrical, and plumbing (MEP) systems routed above the corridors. Coordinating MEP work with the finish upgrades can lead to significant cost savings by avoiding rework.
Identify Renovation Priorities
When planning corridor renovations, here are some key items to consider:
- Suspended Ceiling System: Replace the entire suspended ceiling grid and tiles, rather than trying to reuse the existing system. This ensures a cohesive, updated look while allowing you to maximize the useful life of the new components. Budget around $7.75 per square foot of corridor ceiling, with an additional 10% for waste.
- Lighting Upgrades: Perform a lighting level assessment to determine if fixtures should be replaced to provide proper illumination. Swapping out old recessed lighting for new, energy-efficient models can typically be done for around $200 per fixture.
- Flooring, Walls, and Finishes: This is an ideal time to update worn flooring, repaint walls, and refinish handrails. Consider transitioning from high-maintenance finishes, such as vinyl wall coverings, to easier-to-clean options like paint. Repainting corridor walls should cost around $2.50 per square foot of wall area. High grade carpet tile replacement should run around $7 per square foot.
- Artwork and Décor: Refreshing the artwork and décor in common areas can give the space a modern, inviting feel. Budget approximately $750 per piece of new artwork.
Optimizing MEP Systems
One of the most significant cost-saving opportunities lies in addressing aging or obsolete MEP systems that may be routed above the corridor ceilings. Some key considerations:
- Sprinkler System: Assess the condition of the existing automatic sprinkler system. Outdated or corroded components may require a complete system replacement, which can range from $6.50 to $14.00 per square foot of the building, plus the cost of ceiling removal and replacement, depending on the scope and whether fire alarm upgrades are needed.
- Hydronic Piping: If the building’s heating/cooling distribution piping runs above the corridors and is experiencing leaks, it may be time for a full system replacement. Consult a mechanical engineer for the most efficient systems available, and weigh this cost against the on-going cost of maintaining an aging system.
- Water supply and waste piping: Frequent pin-hole leaks in copper lines might indicate a mineral content in the municipal water supply that attacks the interior of your domestic pipe. Wholesale replacement is often necessary. You may also find that aging cast iron sanitary waste lines tend to rupture in horizontal runs. Cast iron does not last forever, and stagnating waste in the horizontal runs accelerates deterioration. Again, wholesale replacement is commonly the answer.
By addressing these MEP concerns concurrently with the finish upgrades, you can minimize disruption and avoid costly rework down the line.
Leveraging Economies of Scale
If your organization manages multiple senior living facilities, consider combining renovation projects across campuses. Bundling the work can provide pricing advantages with contractors and vendors, allowing you to maximize returns on your investment.
With a strategic, cost-conscious approach to corridor renovations, you can create vibrant, modern common spaces that delight your residents while optimizing operational efficiency. By proactively addressing underlying infrastructure, you’ll safeguard the long-term quality of your senior living community.
