How Incorporating Flexibility and Wellness in Your Design Can Deliver ROI

What do Gen Z, Millennials and Baby Boomers all have in common? If they’re multifamily residents, they’re probably choosing where they live based on the amenities offered. And they’re just as likely to make a move as they are to renew their lease if the amenities they want become available somewhere else.

“Apartment communities that prioritize sustainable design elements such as energy efficient appliances, renewable energy sources and green spaces will be more successful,” said Walter Hughes, AIA, CIO, Humphreys & Partners Architects. “Additionally, amenities like co-working spaces, fitness centers, smart home technology and outdoor recreation areas will attract residents.”

Architectural features that enhance connectivity, promote wellness and offer convenience are the best bet for a positive return on investment, according to Hughes. “High speed internet, bike storage, pet spas, parcel lockers and food delivery areas will also contribute to a more successful community.”

The firm is getting out ahead of the trend. Designers at Humphreys & Partners Architects are incorporating sustainable design, technology, community engagement, convenience services, walkable locations, wellness amenities and flexible spaces into their design.

More wellness amenities

Wellness amenities are being promoted heavily in most markets and can be implemented in urban as well as suburban apartment communities. These can “range from walking trails to actual wellness practices onsite or nearby, with everything in between,” said Jamie Gold, a San Diego-based wellness design consultant and author of Wellness by Design. “Communities that offer fitness centers—even fitness programming—as well as amenities for mental health like socialization opportunities are popular with a wide range of apartment residents.”

That said, certain wellness features are resonating more than others with residents and developers. “Fitness centers, walkability, air filtration, nature space and natural light are all in demand, according to the research I’ve done,” added Gold. “What I just started seeing recently is connection to medical facilities.”

Some developers are partnering with major hospital groups to open branch locations in or near their communities. Others are partnering with concierge and functional medical practices with special membership rates for their tenants.

Flexible spaces can be used for multiple programs and functions in amenity spaces and common areas. Some activities or programs defined as healthy — that would appeal to wellness-focused residents — can be produced by property managers in a flex space either indoors or outdoors.

“The [offerings] are going to vary by age group and affordability level,” said Gold. For example, communities catering to the growing number of seniors living alone can organize classes like chair yoga or aquatics as well as health-oriented social hours such as group walks. According to Gold, studies show that loneliness can lead to negative physical and mental health outcomes. So creating a feeling of community within the community with a range of appealing activities can be hugely beneficial in enhancing well-being. Student housing residents also need mental health programming and services, which can be organizing workouts or games or fitness technology subscriptions.

Building in flexibility

Multifamily operators and residents alike benefit from having amenity spaces that can be programmed for a variety of uses. For best results, flexibility is proactively designed into new construction before ground is broken. But, existing properties can also make adaptations and improvements over time.

“Obviously tour the new property down the street, but don’t assume that what worked for them is going to work for you,” said Jennie Crouch, vice president, SRA Interior Architecture & Design.

According to Crouch, 10 years ago the most popular amenities were concierge services, business centers, wifi, pet care and 24-hour fitness. Today, prospects want to see hotel-like spaces with easy access to technology, privacy pockets, collaborative spaces and outdoor spaces.

“The hot amenities from 10 years ago were very function specific. One activity happened in that space,” explained Crouch. The amenities that resonate with residents today are open-ended. They speak to the essence of what’s happening there rather than the exact function.

The boundaries have blurred between work, wellness, creativity and hobbies. “There’s more synergy between the different facets of our lives. Our spaces need to reflect that,” said Crouch. Everyone wants a luxury experience. They see it on Instagram. They want to be part of that lifestyle, and flexible amenity spaces enables apartment operators to offer an elevated living experience. Highly designed, multi-multipurpose spaces let residents curate their own experience and this can lead to stronger social connections and more renewals.

Crouch also noted that flexibility does not mean jam packing multiple activities into one space. “Flexibility is the result of thoughtful integration. We don’t dictate the specific activity for amenity spaces.” Just because the space was designed for one purpose doesn’t mean it can’t work for something else to remain relevant.

Seeing new possibilities

When looking for ways to create flexible amenity spaces, you don’t have to fight the apartment community’s existing design. Look at what architectural and design assets you already have and use them to your advantage. Crouch offered several suggestions:

Turn an unused area into a semi-private collaboration space with a puzzle table—or dog seating, if pets are very popular with the target demographic.

Add counters in a fitness room to make a work-from-home spot during the day or a food buffet for a resident event. “You can rent it out for a Super Bowl party or a baby shower. Use the counter for gifts. With the right lightweight furniture, this place is now very flexible,” said Crouch.

Or, take a few feet from the fitness center to carve out a privacy pocket. This space can be used as a stretching room or meditation room or a quiet room. An existing niche in the business center can also be converted to a privacy pocket. It can still be used for work—so you’re not taking that away from residents—but now it can also be used for a number of other reasons.

“Keep the shell simple and the program elements adaptable by using lightweight furnishings that can be easily rearranged,” said Crouch. Add movable screens and modular tables to the business center so by day it’s a work-from-home touch point; but, if you gang the tables together, it’s a spot for a dinner party in the evening.

One of the least flexible amenity spaces in any multifamily community is the theater. It requires specialized acoustics, tiered flooring, an entire wall for the screen and large theater chairs that take up a lot of space and can’t be moved.

“Can we get creative and put the elements—the building blocks of a theater—into another space? Absolutely,” said Crouch. “A dropdown projector, dropdown screen and some casual furnishings can recreate that theater environment. You would need to add a window treatment to make it darker and avoid glare; but, you have the building blocks for a theater experience in a more flexible space.”

While the days of siloed amenities are gone, some apartment operators do express concern that their properties are too small to implement any of the above. Crouch said, “We still hear ‘I don’t have enough square footage to change anything.’” But, according to Crouch, flexibility can be incorporated anywhere if there is a new mindset. Don’t be afraid to remove an outdated amenity like the billiards table (if it never gets any use) for flexible space that will have a higher value for residents.