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    Safely.living — Connected Senior Health & Safety

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    What monitored call-for-aid is worth to your property.

    Enter your unit count and property type. The model returns the annual financial impact across five measured categories, the net cost after your funding path, and the payback period — calculated from extensive third party research.

    Your property

    Property type

    Net annual value

    $78,001

    Property cost

    $0 out-of-pocket

    Upfront capital avoided

    $100,000

    Annual financial impact for a 100-unit property
    Annual impactValue
    Capital expense avoided (amortized) [20, 4]

    100 units x $1,000 hardwire replacement, spread over 10 years. Replace with your own contractor quote.

    		$10,000
    Revenue preserved through resident retention [7, 8, 10, 11]

    4.0 premature move-outs avoided per year (20% of a 20% turnover rate) x 6 extra months at $1,250 plus $2,500 unit-turn cost. Basis: residents who lie on the floor an hour or more are far more likely to be hospitalized and move to long-term care; HUD elderly residents otherwise stay about 9 years.

    		$40,000
    False-alarm fines and EMS disruption avoided [15, 16, 22, 23, 24, 25]

    10 fineable non-emergency dispatches (lift assists, false alarms) at $500 each plus staff disruption, scaled to 100 units. Enacted fees run $200–$800 per call, often starting after the 1st–6th call a year (Sterling Heights, MI $800; Cottage Grove, WI $500 from the 2nd call; Illinois after the 6th). Live triage handles lift assists without calling 911.

    		$6,500
    Staff and service-coordinator labor recovered [17, 18, 19]

    About 5 hours a week of alarm chasing and welfare checks at a $35 burdened rate, plus after-hours call-outs.

    		$12,350
    Liability and NSPIRE risk reduced [13, 14, 2, 3, 4]

    Expected liability cost: 0.31 claims per 100 units a year x $246,800 average claim, reduced 10% by monitored, documented response (falls drive about 30% of senior living losses). Plus $15/unit of NSPIRE corrective-action exposure — a non-functioning call-for-aid system is a Life-Threatening deficiency with a 24-hour fix.

    		$9,151
    Total annual benefit$78,001
    safely.living subscription

    100 units x $15.00 per unit per month, 60-month term.

    		($18,000)
    Regulated rent-adjustment offset [1]

    The subscription becomes a line item in your annual HUD budget submission, and HUD's rent-setting formula authorizes a commensurate rent increase — $0 out-of-pocket to the property, with Reserve for Replacement funds left untouched.

    		+$18,000
    Net annual value$78,001

    Payback period

    Under 1 month

    One-time installation

    $2,500 ($25/unit)

    5-year cumulative value

    $387,504

    Email me the full ROI analysis

    The written version of these numbers for your 100-unit property — every assumption, every source, and the funding path for your property type.

    These are modeled estimates built from published industry data and the sources listed below — not a guarantee of savings. Actual results vary with building condition, local EMS ordinances, staffing, and your regulated rent structure. A site assessment produces the property-specific figure.

    The research behind the model

    Published benchmarks on falls, aging in place, and liability. These give context and are not added to the dollar total above.

    1 in 4

    adults 65+ fall each year; about 3 million ED visits and 1 million hospitalizations follow [5]

    30%

    of fallers over 90 lay on the floor an hour or more — linked to hospitalization and moves to long-term care [7]

    ~9 years

    average length of stay for elderly households in HUD-assisted housing [10]

    $112,420

    a year for a semi-private nursing home room — the cost residents and payers face when aging in place fails [12]

    $246,800

    forecast average senior living liability claim (2024); falls drive about 30% of losses [13, 14]

    $200–$800

    per call — fees cities now charge senior facilities for repeat non-emergency lift assists [15, 22, 23, 24]

    11.6%

    of lift-assist patients are hospitalized within 14 days — a lift assist is often an early warning sign [25]

    6.5 days

    average reduction in inpatient days after enrollment in a personal response system [9]

    How this model works

    References

    Published sources behind the model. Where a figure is our own modeling assumption, the line says so — adjust it to your property.

    1. [1]U.S. Department of Housing and Urban Development. Handbook 4350.1, Multifamily Asset Management and Project Servicing, Chapter 7: Rent Increases.
    2. [2]HUD. National Standards for the Physical Inspection of Real Estate and Associated Protocols (NSPIRE), Final Rule, 88 FR 43472, July 7, 2023; 24 CFR Parts 5 and 200. Source
    3. [3]HUD. Notice H 2023-07 / PIH 2023-16: Implementation of NSPIRE — administrative procedures, deficiency severity, and correction timeframes, June 30, 2023. Source
    4. [4]HUD. NSPIRE Standard: Call-for-Aid System, 2023. Source
    5. [5]Centers for Disease Control and Prevention. Older Adult Falls: Facts and Stats — 1 in 4 adults 65+ fall each year; ~3 million ED visits and ~1 million hospitalizations annually. Source
    6. [6]Haddad, Y. K., et al. (2024). Healthcare spending for non-fatal falls among older adults, USA. Injury Prevention (Medicare Current Beneficiary Survey cost data). Source
    7. [7]Fleming, J., & Brayne, C. (2008). Inability to get up after falling, subsequent time on floor, and summoning help: prospective cohort study in people over 90. BMJ, 337, a2227. Source
    8. [8]Tinetti, M. E., Liu, W. L., & Claus, E. B. (1993). Predictors and prognosis of inability to get up after falls among elderly persons. JAMA, 269(1), 65–70.
    9. [9]Roush, R. E., & Teasdale, T. A. (1997). Reduced hospitalization rates of two sets of community-residing older adults after use of an in-home personal response system. Journal of Applied Gerontology — mean 6.5-day reduction in inpatient days.
    10. [10]McClure, K. (2018). Length of Stay in Assisted Housing. Cityscape, 20(1), HUD PD&R — elderly households average about 9 years. Source
    11. [11]Locke, G., et al. (2011). Housing Assistance and Aging in Place. HUD Office of Policy Development and Research. Source
    12. [12]Federal Long Term Care Insurance Program. 2024 Cost of Care Survey — nursing home semi-private room $112,420/year; assisted living $66,132/year. Source
    13. [13]WTW. Senior Living Claims Benchmarking Study, 2025 — falls are about 30% of total losses; fall claim frequency 1.66 per 1,000 exposures. Source
    14. [14]Marsh & Oliver Wyman / Argentum. 2024 Senior Living General and Professional Liability Benchmark Report — 0.31 claims per 100 occupied units; $246,800 forecast severity. Source
    15. [15]Illinois Public Act 104-0057 (effective January 1, 2026) — authorizes lift-assist fees to facilities after the sixth occurrence per year. Illinois Municipal League summary. Source
    16. [16]Washington Post analysis of fire department data (May 3, 2024) — lift-assist 911 calls from senior facilities rose about 30% from 2019 to 2022, to about 42,000 a year; in Illinois, 1 in 20 fire calls was a lift assist. Source
    17. [17]ASPE / Lewin Group (2014). A Picture of Housing and Health: Medicare and Medicaid Use Among Older Adults in HUD-Assisted Housing. Source
    18. [18]ASPE / RTI International. Support and Services at Home (SASH) Evaluation — service coordination in affordable senior housing and Medicare expenditures. Source
    19. [19]U.S. Bureau of Labor Statistics. Employer Costs for Employee Compensation (ECEC) — used for the burdened hourly staff rate. Source
    20. [20]Hardwired nurse-call / emergency-call replacement cost per unit — industry contractor pricing (RSMeans-class estimates). Replace with your property's own quote.
    21. [21]De San Miguel, K., et al. (2017). Personal emergency alarms: what impact do they have on older people's lives? Counter-evidence: purchase alone did not reduce floor time — monitoring and response matter more than the device. Source
    22. [22]McKnight's Senior Living (2024) — Sterling Heights, MI charges $800 per lift assist and $500 per non-emergency medical response to independent living, assisted living, and nursing facilities (enforced May 2023); 240+ lift assists and 400+ non-emergency responses a year. Source
    23. [23]Village of Cottage Grove, WI, Fire Department lift-assist fee policy (effective Dec 1, 2024) — first lift assist free; $500 per lift assist from the second onward. Source
    24. [24]Village of Brewster, OH, Ordinance 18-2018 — $200 patient lift fee at extended-care facilities. Source
    25. [25]Leggatt, L., et al. (2017). Lift assist calls: an early indicator of more serious problems? Prehospital Emergency Care — within 14 days of a lift assist, 21% of patients visited the ED, 11.6% were hospitalized, and 1.1% died; 28% made repeat calls. Source
    26. [26]U.S. Government Accountability Office, GAO-13-6 (2012) — median ground ambulance cost $429 per transport (range $224–$2,204). Source