What is the minimum age to live in a retirement village?

Oct 11, 2025 3 min read •

senior care Independent Living Retirement Planning

According to the U.S. Department of Housing and Urban Development (HUD), federal law exempts some senior living communities from standard fair housing rules, enabling them to enforce age restrictions. Knowing what is the minimum age to live in a retirement village involves understanding these regulations and specific community policies.

Quick Summary

The minimum age to reside in a retirement community typically follows federal housing laws, most commonly set at 55 or 62 years old, though exceptions exist for spouses and dependent children. These rules are established by the community and its homeowners' association, so policies can differ greatly from one village to another.

Key Points

Federal Law HOPA: The Housing for Older Persons Act (HOPA) sets the federal standard for age restrictions in retirement villages, allowing two main exemptions: 55+ and 62+ communities.
Most Common Age is 55: The majority of retirement villages operate as 55+ communities, requiring at least one resident per household to be 55 or older.
Spouse Age Flexibility: In 55+ communities, a younger spouse or partner is typically permitted to reside with the age-qualified resident.
Strict 62+ Communities: For retirement communities with a 62+ rule, all residents must meet the minimum age requirement, with very few exceptions.
Check Individual Rules: Community-specific covenants and restrictions can impose stricter age rules than the federal guidelines, so always verify policies directly.
Age Verification Required: Communities must have procedures in place to verify the age of residents to maintain their age-restricted status.

Understanding Federal Age Requirements (HOPA)

The Housing for Older Persons Act (HOPA) establishes federal guidelines for age-restricted communities, exempting them from certain fair housing rules if they meet specific criteria. HOPA allows for two primary age-based exemptions:

80/20 Rule (55 and Older): This is the most common model for retirement villages, requiring at least 80% of occupied units to have one resident aged 55 or older. The remaining 20% can be occupied by younger individuals according to community rules.
62 and Older Communities: These communities are more restrictive, requiring all residents to be 62 or older, with limited exceptions.

The Importance of Community-Specific Policies

While HOPA provides a federal baseline, individual retirement communities can establish stricter age requirements as long as they comply with all applicable laws. A community's specific age policies are detailed in its Covenants, Conditions, and Restrictions (CC&Rs).

Age Restrictions for Different Types of Senior Living

The minimum age can also depend on the type of senior living community.

Independent Living (55+ and 62+)

Designed for active seniors seeking a low-maintenance and social lifestyle, independent living communities typically adhere to the 55+ or 62+ age restrictions and do not provide extensive medical or daily care.

Assisted Living

Assisted living communities offer help with daily activities and medication management. Age requirements here can range from 55 to 65, varying by state regulations and the facility's specific rules.

Continuing Care Retirement Communities (CCRCs)

CCRCs offer a range of care levels, from independent living to skilled nursing. Entry to the independent living portion often requires residents to meet a minimum age, typically 55 or 62, though age rules may be more flexible for spouses within the continuing care model.

Common Exceptions to Retirement Village Age Rules

Most communities allow for some exceptions to their age policies:

Younger Spouses and Partners: In 55+ communities, a younger spouse can usually live with an age-qualified resident. However, in 62+ communities, all occupants must meet the age requirement.
Resident Caregivers: Caregivers providing necessary health support are typically exempt from age restrictions.
Inheritance and Temporary Stays: While younger family members may inherit property in a retirement village, they might not be allowed to live there. Temporary visits by younger relatives are usually permitted but may have time limits or restrictions on using amenities.

How Age Verification Works

To comply with HOPA, retirement communities must verify resident ages. This process generally involves:

Documentation: Applicants provide proof of age using documents like a driver's license or birth certificate.
Regular Verification: Communities often perform periodic age verification, sometimes every two years.
Self-Certification: HUD allows self-certification via an affidavit for residents unable to provide standard documentation.

Comparing HOPA Guidelines and Community Policies


Feature	HOPA Requirements (55+)	Community-Specific Policy (Example)
Minimum Age	At least one occupant 55+	Often, one spouse must be 55+
Occupancy Rule	80% of units with a 55+ occupant	May enforce stricter ratios, e.g., 90%
Younger Spouse	Allowed	Generally allowed, but check CC&Rs
Children	Adults 18+ may occupy remaining 20%	Most communities prohibit residents under 18; visitors often limited
Age Verification	Must have procedures	Requires birth certificate, ID, or affidavit
Enforcement	Federal/state laws	Enforced by the HOA

Conclusion

While federal law through HOPA establishes minimum ages of 55 or 62 for retirement villages, the precise requirements depend on the specific community's policies. It is essential to contact the administration of any potential community to understand their rules fully. Reviewing federal housing guidelines can also provide valuable context.

To learn more about federal regulations, visit the U.S. Department of Housing and Urban Development (HUD) at https://www.hud.gov.

Frequently Asked Questions

In most 55+ retirement communities, a younger spouse or partner is permitted to live with the resident who meets the 55 or older age requirement. However, in communities exclusively for those 62+, all residents must be 62 or older, so a younger spouse is not allowed.

The 80/20 rule, based on the Housing for Older Persons Act (HOPA), states that at least 80% of a community's occupied units must have one resident who is 55 or older. This provides a 20% cushion for communities to allow some occupancy by younger adults.

Generally, retirement villages that enforce age restrictions do not allow residents under the age of 18. Some communities may permit adult children to reside in the home, but this often depends on the 80/20 rule. Rules for visiting grandchildren can vary, and they may be restricted from certain amenities or subject to length-of-stay limitations.

Retirement villages must verify the ages of their residents to ensure compliance with federal law. This usually involves requiring residents to provide official identification like a driver's license or birth certificate during the application process and sometimes periodically afterward.

Assisted living and skilled nursing facilities, which provide medical and daily care, also have age requirements, but they can be slightly different from independent living communities. While they may also target the 55+ or 62+ demographic, some may have age limits as high as 65, depending on the state and facility.

If you leave your property to a younger family member who does not meet the age requirements, they may not be allowed to occupy it. They can, however, own the property, though they would need to sell or rent it out according to the community's specific rules and restrictions.

To find a residential community without age restrictions, you would need to look for non-age-restricted housing. All retirement villages and senior living communities that market themselves as such will have age limits due to federal regulations. The best approach is to research general real estate options.

References

Medical Disclaimer

This content is for informational purposes only and should not replace professional medical advice. Always consult a qualified healthcare provider regarding personal health decisions.