Retirement Living & Sheltered Housing Guide
A comprehensive guide to retirement block management and sheltered housing, covering how sheltered housing management works, warden and support services, service charges in retirement schemes, residents' rights, and what to consider when choosing a sheltered accommodation property. Whether you are exploring sheltered housing near me options or need to understand who is entitled to sheltered housing, this guide explains everything you need to know.
What Is Retirement Living?
Retirement living refers to purpose-built housing designed for older people, typically aged 55 and over, who wish to live independently in a secure and managed environment. Developments range from small clusters of bungalows to large apartment complexes with extensive communal facilities. The common thread is that the building or scheme is managed on behalf of residents, with services tailored to the needs of an older demographic. Retirement block management is a specialist area that requires an understanding of the unique regulatory, financial, and pastoral considerations that apply to these developments.
What is sheltered housing in practical terms? It is the most established form of retirement living in England and Wales, offering self-contained homes within a managed scheme that includes access to a warden or scheme manager, an emergency alarm system, and communal areas for socialising. The concept has been part of the UK housing landscape since the 1960s, and today there are hundreds of thousands of sheltered housing for the elderly to rent or buy across the country.
For those considering their options, understanding the differences between tenure types, service charge structures, and levels of care is essential. Our sheltered housing guide provides further detail on the specific characteristics of sheltered schemes, while this page takes a broader view of retirement living as a whole.
Types of Retirement Housing
Retirement housing in England and Wales falls into several broad categories. Each offers a different balance of independence, support, and cost, and the right choice depends on the individual's health, finances, and lifestyle preferences.
Age-Restricted Housing
Age-restricted developments are standard residential properties with a minimum age requirement, usually 55 or 60. They do not typically include a warden or on-site manager, and the management structure is similar to any other leasehold block. Service charges cover building insurance, communal cleaning, grounds maintenance, and a reserve fund. These developments suit active older people who want age-appropriate neighbours without additional support services.
Sheltered Housing
Sheltered housing provides self-contained accommodation with access to a scheme manager or warden, an emergency alarm system, and communal facilities such as a lounge, laundry, and garden. It is available to rent from housing associations and local authorities, or to buy as a leasehold property from private developers. Sheltered accommodation is the most common form of managed retirement housing and is available in most areas for those searching for sheltered housing near me. For a detailed look at how these schemes operate, see our sheltered housing management page.
Extra Care Housing
Extra care housing, sometimes called assisted living, provides a higher level of support than standard sheltered schemes. Residents have their own front door and live independently, but the development has on-site care staff available around the clock. Personal care, meals, and domestic assistance can be arranged within the scheme. Extra care is designed for people with greater care needs who wish to remain in their own home rather than moving into a residential care home.
Retirement Villages
Retirement villages are larger-scale developments that combine independent living with extensive communal amenities such as restaurants, fitness centres, swimming pools, and hobby rooms. They may offer a range of housing types within a single site, from fully independent apartments to extra care units. Service charges in retirement villages are typically higher to reflect the breadth of facilities available. Developers such as McCarthy Stone and Churchill Retirement Living operate retirement village-style schemes across the country.
Sheltered Housing vs Extra Care
One of the most common questions from people exploring retirement housing is the difference between sheltered housing and extra care. Both provide managed, age-restricted environments, but they cater to different levels of need.
In a sheltered accommodation scheme, the support provided is primarily housing-related. The warden or scheme manager monitors welfare, handles day-to-day issues, coordinates repairs, and provides a social presence. Residents are expected to manage their own personal care, cooking, and daily routines independently. If a resident's care needs increase, they may arrange domiciliary care to visit the scheme, but the sheltered housing provider does not deliver personal care services.
Extra care housing bridges the gap between sheltered living and residential care. On-site care teams are available 24 hours a day, and residents can receive personal care, medication support, and help with meals without leaving their home. The service charge in an extra care scheme is typically higher because it funds the on-site care infrastructure, even if the individual resident does not currently need care services.
Choosing between the two depends on current health, anticipated future needs, and budget. For many people, sheltered housing provides the right balance of independence and security at a manageable cost, with the option to bring in external care if needs change over time.
Management Services for Retirement Blocks
Retirement block management requires a specialist approach that goes beyond the standard duties of a residential managing agent. The demographics of the residents, the presence of warden or support services, the complexity of the service charge, and the regulatory framework all demand a higher level of expertise and sensitivity.
- Administration of service charges that fund warden services, communal facilities, and building maintenance
- Management and oversight of on-site scheme managers or visiting wardens
- Maintenance of emergency alarm and call systems that are critical to resident safety
- Coordination of communal area upkeep including lounges, laundry rooms, guest suites, and gardens
- Compliance with health and safety regulations specific to developments housing vulnerable residents
- Financial reporting and transparent budgeting tailored to the needs of older leaseholders
- Liaison with care providers, local authorities, and families where appropriate
- Handling of age-related lease restrictions, assignment criteria, and resale processes
At Block, we have dedicated experience managing retirement and sheltered developments. Our retirement block management service is designed to meet the specific demands of these schemes, ensuring that residents receive the support they need while the building is maintained to the highest standard.
Service Charges in Retirement Schemes
Service charges in sheltered housing and retirement developments are typically higher than in standard residential blocks because they fund a broader range of services. Understanding what the service charge covers and whether it represents value for money is one of the most important considerations for anyone buying or renting a retirement property. Concerns about Churchill retirement homes problems and similar issues often centre on the level and transparency of service charges.
A typical retirement scheme service charge will include contributions towards building insurance, external and internal maintenance, communal area cleaning, grounds maintenance, a reserve or sinking fund, the cost of a scheme manager or warden, maintenance of the emergency alarm system, communal utilities such as heating and lighting for shared areas, and a management fee payable to the managing agent. In some developments, the service charge also covers the provision of communal facilities such as a restaurant, fitness room, or swimming pool.
All service charges in leasehold retirement properties are subject to the same statutory protections as those in any other leasehold block. Under the Landlord and Tenant Act 1985, costs must be reasonably incurred and services must be provided to a reasonable standard. Leaseholders have the right to request a summary of costs, inspect receipts and invoices, and challenge charges they believe to be unreasonable through the First-tier Tribunal. For a full explanation of service charge law and your rights, see our service charge guide.
Warden and Support Services
The warden or scheme manager is often the most valued aspect of sheltered housing for residents and their families. This role provides a visible, trusted presence on site who can respond to emergencies, coordinate with external services, and foster a sense of community within the development.
Traditionally, many sheltered housing schemes had a resident warden who lived on site and was available around the clock. Over the past two decades, the model has shifted. Many housing associations and private operators have moved to a visiting or peripatetic scheme manager model, where one manager covers several sites and visits each on a rota basis. This change has been driven by cost pressures and a recognition that the role is primarily about housing management rather than care provision. However, the reduction in on-site presence has been a source of concern for some residents, particularly those who valued the reassurance of having someone on site at all times.
The emergency alarm system remains a core feature of sheltered accommodation regardless of whether the scheme has a resident or visiting manager. Alarm calls are typically routed to a 24-hour monitoring centre that can dispatch emergency services or contact a nominated person. Regular testing and maintenance of this system is a critical part of sheltered housing management.
For schemes managed by Block, we ensure that the warden or scheme manager service is properly resourced, that staff are appropriately trained, and that the emergency alarm system is maintained to the required standard. Our sheltered housing management service covers all aspects of on-site support coordination.
Residents' Rights and Protections
Residents in retirement and sheltered housing developments have the same legal rights and protections as leaseholders and tenants in any other residential building. In addition, the nature of retirement housing means that certain protections are particularly important. Understanding your leaseholder rights is essential for anyone living in or considering a retirement property.
Service Charge Protections
Leaseholders in retirement schemes have the right to challenge service charges they believe to be unreasonable. The Landlord and Tenant Act 1985 requires that costs are reasonably incurred and that services are provided to a reasonable standard. This applies to every element of the service charge, including the cost of the warden, communal facilities, and any management fee. Where Churchill retirement homes problems or similar concerns about high charges arise, residents can apply to the First-tier Tribunal for a determination on reasonableness.
Right to Manage and Recognised Tenants' Associations
Leaseholders in retirement blocks have the same right to apply for the Right to Manage as those in any other leasehold building, allowing them to take over the management of their development from the freeholder's appointed managing agent. They can also form a recognised tenants' association, which gives them formal consultation rights and a collective voice in how the building is managed. These rights are important for residents who want greater control over their service charge expenditure and the quality of services provided.
Protection from Unfair Lease Terms
Retirement leases sometimes contain terms that are unusual or potentially onerous, such as transfer fees, deferred management charges, or restrictions on who the property can be sold to. Leaseholders can apply to the First-tier Tribunal to vary lease terms that are considered unreasonable, and the Unfair Terms in Consumer Contracts Regulations provide additional protection against terms that create a significant imbalance between the parties. Questions around who is entitled to sheltered housing are often linked to age restrictions within the lease, which must be applied consistently and fairly.
Choosing a Retirement Property
Choosing a retirement or sheltered housing property is a significant decision that requires careful research. Whether you are looking for sheltered housing near me to rent or considering a leasehold purchase, there are several factors to evaluate beyond the property itself.
Understand the Service Charge
Request a full breakdown of the current service charge and the last three years of accounts. Look at what the charge covers, how it has changed over time, and whether there is a healthy reserve fund. Developments with insufficient reserves may require large one-off contributions for major works. Our service charge guide explains what to look for when assessing service charge value.
Read the Lease Carefully
Before purchasing a leasehold retirement property, have the lease reviewed by a solicitor experienced in retirement housing. Pay particular attention to the length of the lease, the ground rent provisions, any transfer or exit fees, age restrictions, and assignment clauses. Some retirement leases contain deferred management charges that are payable on sale and can represent a significant percentage of the sale price. Understanding your leaseholder rights before you commit is essential.
Assess the Management Quality
The quality of the managing agent has a direct impact on day-to-day life in a retirement development. Ask existing residents about their experience, review the responsiveness of the managing agent, and check whether they are a member of a professional body such as ARMA or IRPM. Our retirement block management team is available to discuss what good management looks like for these specialist developments.
Consider Future Needs
Think about how the property will suit you as your needs change. Is the development accessible for someone with reduced mobility? Is there scope to bring in external care services? What happens if you need to move into a care home and want to sell? Understanding the resale process and any restrictions on disposal is important for long-term planning.
Frequently Asked Questions About Sheltered Housing
How does sheltered housing work?
Sheltered housing is purpose-built accommodation designed for older people, typically those aged 55 and over, who want to live independently but with access to on-site support. Each resident has their own self-contained flat or bungalow within a managed development, and the scheme is usually overseen by a sheltered housing manager or warden who provides a point of contact for day-to-day issues and emergency assistance. Communal facilities such as a residents lounge, laundry room, and guest suite are common features. Residents pay a service charge that covers the cost of the warden or manager, maintenance of communal areas, building insurance, and upkeep of shared amenities. Sheltered housing can be rented from a housing association or local authority, or purchased as a leasehold property from a private developer such as Churchill or McCarthy Stone.
What are the disadvantages of sheltered housing?
While sheltered housing offers security and community, there are potential disadvantages that prospective residents should consider. Service charges in retirement schemes can be significantly higher than in standard leasehold blocks because they fund warden services, communal facilities, and age-specific amenities. Some developments impose restrictions on age, pet ownership, or property modifications that reduce flexibility. Resale values can be lower than equivalent properties on the open market because the buyer pool is limited to those who meet the age criteria, and some schemes charge exit or transfer fees when a property is sold. Residents may also find that the level of support provided by the warden or manager has been reduced over time as operators look to cut costs. It is important to read the lease carefully before purchasing and to understand exactly what the service charge covers.
What is the role of a sheltered housing manager?
A sheltered housing manager, sometimes known as a scheme manager or warden, is responsible for the day-to-day oversight of a retirement or sheltered housing development. Their duties typically include monitoring the welfare of residents, responding to emergency alarm calls, maintaining communal areas, coordinating repairs and maintenance, liaising with the managing agent or housing association, and organising social activities within the scheme. In some developments the manager lives on site, while in others they visit on a peripatetic basis covering multiple schemes. The role has evolved over the years and many modern sheltered housing managers also act as a point of contact for external care providers, helping residents access additional support services as their needs change. The cost of the sheltered housing manager is funded through the service charge paid by all residents.
Can you be evicted from sheltered housing?
Whether you can be evicted from sheltered housing depends on your tenure. If you are a leaseholder who owns your property on a long lease, eviction is not straightforward. The freeholder can only seek to forfeit the lease through the courts, and this generally requires a serious and persistent breach of the lease terms, such as prolonged non-payment of service charges or significant antisocial behaviour. The courts must approve any forfeiture, and there are strict procedural safeguards under the Commonhold and Leasehold Reform Act 2002. If you rent your sheltered accommodation from a housing association or local authority, the landlord must follow the standard possession procedures under the Housing Act 1988 or Housing Act 1985, which require a valid ground for possession and a court order. In either case, eviction from sheltered housing is a last resort and residents have the right to challenge any proceedings.
Do you have to pay council tax in sheltered housing?
Yes, residents in sheltered housing are generally required to pay council tax on their individual property. Each self-contained flat or bungalow within a sheltered scheme is banded separately by the Valuation Office Agency and the resident is liable for council tax on that dwelling. However, residents may be entitled to discounts or exemptions depending on their circumstances. A single person living alone receives a 25 per cent discount. People in receipt of certain disability benefits may qualify for a reduction in their council tax band. Some residents on low incomes may be eligible for council tax reduction, which is administered by the local authority. The communal areas of the sheltered housing development, such as the residents lounge and corridors, are not subject to a separate council tax charge as they are covered by the service charge.
How much is sheltered housing per month?
The monthly cost of sheltered housing varies significantly depending on whether you rent or own, the location of the development, the level of services provided, and the operator. For rented sheltered accommodation through a housing association or local authority, weekly rents typically range from around 80 to 200 pounds, with an additional service charge for warden services and communal facilities. For leasehold retirement properties purchased from developers such as Churchill Retirement Living or McCarthy Stone, the purchase price is the primary cost, but residents also pay a monthly service charge that can range from 300 to 700 pounds or more depending on the development and the services included. Some schemes also charge a ground rent and may impose a deferred management charge or exit fee when the property is sold, which can be a percentage of the sale price. It is essential to obtain a full breakdown of all charges before committing to a sheltered housing property.
Need Help With Retirement Block Management?
Whether you are a leaseholder in a sheltered housing development seeking advice on your rights and service charges, a director looking for a specialist retirement block management company, or you are exploring sheltered accommodation options for yourself or a family member, Block Management Company is here to help. Our experienced team manages retirement and sheltered schemes across England and Wales. Visit our sheltered housing guide for more information or get in touch today.