The two age designations operate under different federal rules and have real implications for who can live there. Here's what every senior housing searcher needs to know.
When you start researching senior cooperative communities, you'll quickly notice that some are designated "55+" and others are "62+." The difference is more than just seven years — the two designations operate under different federal rules, carry different occupancy requirements, and have real practical implications for who can live there and under what circumstances.
Both designations exist because of a federal law called the Housing for Older Persons Act (HOPA), which was enacted in 1995 as part of the Fair Housing Act. Without HOPA, age-restricted housing would be illegal — federal law prohibits discrimination based on familial status, which includes the presence of children. HOPA creates a specific legal exemption for communities that meet defined criteria for housing older persons.
Under HOPA, a community can legally restrict residency by age if it qualifies under one of two categories: the 55+ standard or the 62+ standard. Each has its own set of requirements.
A community qualifies as 55+ housing if at least 80% of its occupied units have at least one resident who is 55 years of age or older. The remaining 20% of units may be occupied by residents of any age. The community must also publish and follow policies that demonstrate its intent to be housing for older persons, and it must verify the ages of its residents through reliable documentation.
Several practical points are worth understanding about 55+ communities:
The 80% rule applies to occupants, not owners. It is possible in some communities to purchase a unit for a family member even if the buyer does not meet the age requirement, as long as the occupant does. If a couple lives in a unit and one partner is 55 or older, the unit counts toward the 80% threshold regardless of the younger partner's age. If the qualifying resident passes away or moves out, the remaining younger resident is typically not required to leave immediately — the specific policy varies by community.
Healthcare workers and documented family caregivers are generally excluded from the age calculation, meaning their presence in a unit does not disqualify it from the 80% count.
A community qualifies as 62+ housing if all residents in all units are 62 years of age or older. There is no 80/20 flexibility — the standard is 100% occupancy by residents who meet the age threshold. Like 55+ communities, 62+ communities must publish policies demonstrating their intent and must verify resident ages.
The practical effect of the 62+ standard is a more strictly age-homogeneous community. There is no scenario in which a younger spouse or partner can reside in a 62+ community unless they also meet the age requirement. The only documented exception is for live-in healthcare workers or family caregivers who are formally designated as such.
| | 55+ Housing | 62+ Housing | |---|---|---| | Minimum age requirement | 55 for at least one occupant per unit | 62 for all occupants in all units | | Occupancy flexibility | 80% of units must qualify; 20% may not | 100% of all units must qualify | | Younger spouse allowed? | Yes, if one occupant is 55+ | No, unless they are also 62+ | | Caregiver exception | Yes, documented caregivers excluded | Yes, documented caregivers excluded | | Age verification required | Yes | Yes | | Published age policies required | Yes | Yes |
The majority of Minnesota's senior cooperative communities are designated 55+. This reflects both the broader market demand and the more flexible occupancy rules that allow couples with an age gap to live together without complication. A smaller number of Minnesota cooperatives — particularly some of the newer Zvago communities and certain established Twin Cities cooperatives — are designated 62+, which tends to attract residents who specifically prefer a community where all neighbors are in a similar life stage.
If you or your spouse is between 55 and 61, your options are limited to 55+ communities. If you are both 62 or older, you qualify for both types and can choose based on community culture, location, and pricing rather than age eligibility.
If you are searching for a community in Minnesota and want to know which designation applies to a specific cooperative, the community's membership documents will specify this clearly — or you can ask during your initial inquiry.
Browse the Minnesota directory to see available communities, or schedule a free consultation to discuss which communities best match your situation.
Minnesota Cooperative Specialist
RE/MAX Results · Senior Real Estate Specialist
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