Welcome to Marketing 2 Seniors, my name is Diane Masson and this site is for senior living professionals.
I have filled up Continuing Care Retirement Communities, Independent Living, Assisted Living, Memory Care, Skilled Nursing Care and new developments for over 16 years in four different states.
The Book, Senior Housing Marketing, has 12 keys to increase your occupancy and holds a 5-star rating on Amazon.com.
Come on in, join my blog for sales tips and advice. Then consider if it’s best for just you to read my book, the sales team or your entire operational team. You can learn more about the book and order it on Amazon … Here’s wishing you 100% occupancy!
Marketing 2 Seniors Blog
Expert Tips to Increase Occupancy
Are Your Over Qualifying Prospective Senior Residents?
Sometimes there is tremendous pressure from management to make sure a prospective senior has the financial resources in order to move into your retirement community. First, engage the customer and make sure they are in love with the lifestyle and connect with what your senior living community has to offer, before you start grinding on them for financial specifics. Build Value First or Your Senior Prospects Will Run Away! Even savvy seniors can disqualify themselves. They consider themselves poor even though they have a mortgage-free home to sell, social security, a pension, possibly an annuity, about 30% have long-term care insurance, IRA’s and of course some type of savings. Many seniors have worked with an attorney to set up a trust and now have limited their resources. Sometimes these seniors have to get financial permission from the trust in order to move into your retirement community. Keep financial qualifying loose, until the senior is really excited about moving into your community. For example, you may be a Continuing Care Retirement Community that requires twice the entrance fee in assets and 1 ½ times of the monthly fee in income. Say something more friendly like: “Each person (couple) is unique, some seniors have more assets and less monthly income and other seniors have high monthly incomes and are a little lower on the assets. Generally we are looking for 1½ times to 2 times the entrance fee in assets and 1½ to 2 times the monthly fee in monthly income. Many things are considered assets like rental income or long term care insurance.” Then shut up…or you can lose the sale....Burnt Pizza Can Be Like Senior Housing – Does this describe your Community?
At the Seattle airport, Wolfgang Puck had some beautiful pizzas in the display window. I ordered one and mine was well done – almost burnt. Should I have taken it back? I ate it. It was good enough…then when I walked by the display window again…I had to look…the display had a burnt pizza. Why would anyone showcase burnt anything? If you make pizzas, how hard is it to make them perfect (I was in the pizza business for 3 years early in my career)? How are you showcasing your retirement community? How is your phone being answered? Is it answered within one or two rings? When guests arrive at your community how are they greeted? Does the receptionist stand to greet them? Are guests offered water on hot days and coffee on cold days? Are first impressions a priority for your organization? Or is everything good enough? Is your 85% to 90% occupancy good enough? What would it take to go to 95% or 100%? How are you differentiating yourself from your competitors? Is everyone in the neighborhood, just getting by and just good enough? Why not stand out from the senior housing pack and go above and beyond? How about exceeding expectations? What about giving a WOW experience? What does it take to give a WOW experience? Sometimes it is only a 5% to 10% difference, but it takes a team approach! Some communities are making changes and watching the occupancy grow! What is making the difference? 1) Pull in the driveway of your community with the eyes of a customer on a regular basis. 2) Have...Which Internet Lead Referral Company Provides the Most Value?
When all the smoke and thunder blows away, which company can provide me the best quality leads that will increase my occupancy immediately? Keep reading for the answer. I was shocked to find out in my research how many Internet leads a senior housing community has to go through in order to get two sales – the answer can be about 100! This is my third article regarding researching senior housing Internet referral companies. All the major players do a pretty good job of differentiating themselves from each other. Some companies seem to do a better job of identifying and targeting qualified leads than others. Some have great web sites, live care advisors, blogs or have fantastic placement on the Internet. A majority of the legitimate leads tend to need some help with the activities of daily living. Pay Per Move In – In talking with a lot of administrators, in a variety of senior housing options, they tend to shy away from paying an entire month of rent for a move-in. It is a big chunk of change and I have personally experienced several bad outcomes with this choice. One challenge was when we offered the 2nd month free to get move-ins. The Internet company received one months rent, we gave the 2nd month away for free and the residents moved out at the end of the 2nd month. Yes, it cost us money to have these people live at our assisted living community. I have also had great results with pay-per-move-in in the past, including increasing sales by 10% per month with straight independent living or assisted...I’m Not Ready Yet!!!!
When you hear a senior prospect or family member say these words – what runs through your mind first? How do you respond? Do you believe them? At every encounter with a prospective resident, someone always buys the popcorn – either the sales person or the senior! Recently, I was going through some retirement community’s databases and lead after lead after lead had a “NRY” as the number one response in the notes. I had to ask, “What is “NRY”?” The retirement counselors in unison said, “Not ready yet.” I thought quietly to myself, “Why the heck would anyone put such a negative assertion in his or her database?” The next time they look at the lead, they are going to immediately think that it’s a crappy lead. I believe that every lead is great! If someone hangs up on me, the prospective resident is just having a bad day. I have actually called these back again and they have been receptive, come in for a tour and eventually moved in. When someone says they are not ready yet, do you blow the person off like I see some sales people do? Are you just looking for a quick sale on a silver platter or a 30-day move-in? Well then you are missing a ton of sales and this is why the occupancy is down at your retirement community. Real sales people know that persistence pays off. I have called people every month for one year and then they turned into a sale! Those can be the most gratifying sales! Do you have a Negative Nellie working your precious...Trying to Evaluate Senior Housing Internet Referral Choices?
Every one of us is so busy in senior living sales and marketing. Some of you are pure sales and others are juggling marketing with sales. With walk-ins, tours, and phone inquiries happening constantly, who has time to research Internet exposure and lead referral companies? Maybe I can help…I have been looking into this for a few weeks and have learned a lot. You can do “Pay for Click,” which means you buy high placement for key words that show up in a Google search. Ever wonder how companies get in the colored box at the top of the screen with a Google search or have placement on the right hand side of your screen? Every time someone clicks on that link, you pay, no matter what. If someone is looking for a job, the phone number to your community to talk to a resident or simply click but have no interest, it can cost you 50 cents to $5.00 or more. When I looked into it, there were almost 400 versions of the keywords independent living, senior living and senior housing. The cost was going to be almost $1000 a month for a ten-mile radius. Are you kidding me? They had not even included key words such as assisted living, skilled nursing care or a Continuing Care Retirement Community yet! Another easier choice for those of us in senior housing seems to be the Internet lead referral companies. They buy all the clicks and key words, so they take all the risk. Most of them have a live person talking to the inquiries, so by the time we...Choosing Rental Versus Entrance Fees in Senior Housing
Many seniors or adult boomer children looking for housing struggle to understand the difference between selecting a month-to-month rental choice vs. selecting an entrance fee at a Continuing Care Retirement Community. I have seen people create excel spreadsheets in order to understand what may have better financial implications in the long run for their family member. A couple of key question to ask yourself in your search for senior housing are: How long do you plan to live? (I know it’s a tough question, but are you living a healthy lifestyle now? The age of parents at death can be a small factor, but how you treat your body with exercise and eating healthy is considered a key to aging well now.) Do you have long-term care insurance? (Having it can be considered an asset, but it comes with an expensive monthly fee and some policies have limits of two or three years of maximum care in a skilled nursing center. Older policies do not include in-home care or assisted living, so check your policy.) Can your savings and assets survive, if you and/or your spouse needed assisted living or skilled nursing care for 5 or more years? The average cost of Skilled Nursing Care on a national basis runs between $6,500 and month and $9,500 a month according to a national Metlife survey. Why is this cost important? Because this is a cost that can quickly wipe out your savings account. Month-to-month retirement community rentals offer no protection for the future…what if you live there for eleven years and run out of assets? If you can’t make your...Interviewing 5 Internet Lead Choices – To Increase the Occupancy!
All the big players in senior housing have a budget for Internet leads. With all the Internet lead companies vying for your dollar – how do you choose? We all want to get the best bang for our buck – and we want results – move-ins now! Pew research has indicated that 50% of seniors are online users now and that 70% of web savvy seniors get online every single day. Baby boomer adult children are surfing the web researching options for their aging parents. Is your online presence strong? This month I am going on a search to determine which senior housing Internet lead referral companies can bring the best the results for some companies I represent. My strategy is to interview 5 of the top national players who provide senior housing leads. A Place For Mom Seniors For Living SeniorHomes.com SeniorLiving.net Caring.com This is what I want to learn: What’s better – paying a full month’s rent for a move-in or individually paying for Internet leads? How many Internet leads does it take for a move in? What kinds of filters do they provide, so my leads are the best quality? If a lead is no good, do I still have to pay? Will too many garbage Internet leads discourage my salespeople? If the Internet lead person moves in and then moves out in two months, do I still have to pay a full months rent? For Independent Living and Assisted Living leads, how are the leads income qualified, so I don’t end up with low-income or senior apartment leads? Can they find entrance fee applicants for...4 Things That Can Make Your Senior Living Sales Team Olympians!
1) A great Olympic attitude – every single day! The attitude of a senior living sales person can literally increase or decrease your occupancy. Every gold medalist Olympian has an amazing story of adversity that they overcame with a great attitude. Some of the new Olympians even gave up on their sport for a year or more and then came back to win with a positive team spirit and an amazing coach! Does the senior living sales coach at your organization have a winning attitude that is contagious to the team? Can you feel the energy in the office and at your retirement community marketing events? 2) Believing like an Olympian in the community with 100% conviction! If the targeted occupancy goal is 95 percent at your assisted living and you are running at 90 percent, 85 percent, or less, how can you function under this pressure? How can you keep this stressor out of your interactions with the customer? Are you Unbelieving Ursula—wringing your hands and scratching your head? Or are you Believing Betty—charming prospects by painting a pretty picture of their potential lifestyle in your amazing community? 3) Having the work ethic of an Olympian! Move-ins don’t happen without follow up calls and tours period. Are you personal texting and chatting with residents or making 15 to 20 calls a day – EVERY DAY! This will result in a minimum of 5 tours a week! With enough potential residents walking in the door of your Continuing Care Retirement Community, it’s just a matter of them recognizing that your community is the best! Olympic senior living sales people...
The Benefits of a Weekly Marketing Book Review in Senior Living!
Does your team need to recharge their enthusiasm? Has the marketing team gotten off track? Do you need to sharpen your sales techniques? Try a weekly marketing book review. Whether your senior living team is one sales person and the executive director or your team consists of three to six marketing people, it’s time to get the creative juices flowing again! If a sales team is not learning and growing, it becomes complacent and stagnant. First, select a book to review. There are lots of great choices out there. Look around on Amazon.com, ask your sales people for ideas or get suggestions at senior housing conferences. My marketing teams are currently reading “Senior Housing Marketing – How to Increase Your Occupancy and Stay Full,” by Diane Twohy Masson. (Yes, this is my book.) We have completed four chapters in five weeks. Our next book review conference call is chapter five scheduled for Tuesday. It has been wonderful to watch the teams grow together. Participants include entrance fee sales people for independent living in Continuing Care Retirement Communities, assisted living marketers and skilled nursing admissions. They come from five areas and as the weeks progress the team members feel freer to share what has worked or has not worked in their area and other team members benefit from their experience. We have had some great discussions including how many calls (in the existing database) it takes to get X amount of tours or people coming to the community for events. Best practice numbers for one team member were 157 voice-to-voice calls in 3 weeks, which resulted in 23 families coming...Do You Educate the Customer on Senior Housing & Healthcare Choices?
It’s always beneficial to become the customer’s friend by being a resource for all senior living information. Learn your market choices and share as much information as possible, so the senior or their family can make a good decision. It’s always good to ask the prospect, if they have just started exploring their options or find out if they are further along into research mode. Seniors and baby boomer adult children, who are just starting out, often need some basic information. How you present it, depends on what senior housing option you represent. When people are making a move, it’s always a good idea to figure out the costs of future health care, home maintenance and services (such as dining, 24-hour emergency call system and housekeeping). 1) One option is for seniors to stay in their own home. Some seniors choose to live with children or have their adult children live with them. This is a great option if someone’s son or daughter is a repair person, great cook and willing to drive them to doctor appointments, when they are not able to drive. 2) Staying at home with home healthcare. Home healthcare can provide a qualified person who can help with medication management and assist with the activities of daily living. Costs average $21 an hour on a national basis, which can quickly turn into $15,000 a month with full time care. 3) Moving into a condo provides for most of the maintenance, repairs, home upkeep and yard work. It can come with home owner’s association (HOA’s) dues of $300 – $1500 a month. 4) Independent living –...HELP – I Don’t Have Time to Make My Follow Up Calls!
Is this you? Is this your senior living sales person? Unless you have 10 to 15 tours a week, you have time to make follow up phone calls. Some people share this song and dance with only having one or two tours for the week – really? Come on…what are you really doing? A legitimize excuse, for not making calls, would be having five move-ins for the week! That’s a lot of paperwork! If you were organizing a health fair with twenty venders to generate more leads – would also be worthy of a pass. Time management is a beautiful thing and not everyone has this gift. Sales people need coaching, goals and daily targets to achieve. Break it down, to connecting with 15 people in a day. Recent averages for my successful sales people would be about 30 phone calls in a day to achieve 15 voice-to-voice contacts (this can include call-ins, but mostly call-outs). Out of the 15 voice contacts, they averaged scheduling 3 to 6 appointments per day for prospective residents to come to the community. Two people, who were called in one day, were actually interested in moving in soon. One person said, “The timing of your call was perfect, it’s time that I move into a retirement community.” Phone calling success in senior housing includes inviting them to exciting events at the community, which you should have on at least a monthly basis. Chapter six in my book Senior Housing Marketing – How to Increase Your Occupancy and Stay Full is Great Events Can Fill Your Building. An almost imperceptible time drain can include...“I’m not ready yet!”
How many times have you heard this from people considering a senior living community? It’s probably the number one customer comment, after touring a continuing care retirement community, independent living or assisted living community. As a sales person, you sometimes honestly have to laugh after the appointment… The really humorous part is that a significant number of the people saying, “I’m not ready yet!” can barely qualify health wise for the community. They are shuffling with walkers and canes and may not even be able to tour the entire community before becoming exhausted with fatigue. You think to yourself, wow, you almost don’t qualify, how can you not be ready yet? So how do we sell something to someone who desperately needs it? First, we can’t butt heads with them. Don’t argue! Stop trying to talk them into it! Once you have brought someone’s resistance up, you are in a losing battle. Objections are one of two things. Either something we failed to cover during our time (discovery and tour) with them or they simply need more information. If you wait until the end of your time together to cover objections, then you are battling the prospective resident and creating a stressful sales experience by being a Stressful Sally or Sam. You can cover objections before they become an objection by using examples of past tour experiences. It’s the “friend approach” and it’s very effective. Share a recent story of a resident who was not ready yet and moved into your community at his children’s insistence or another reason. He or she had fallen several times and they were...The Occupancy is NOT my Fault! It’s the Economy!
Have you heard this from your sales and marketing teams? Is this what the executive director of your senior living community is saying? Are you buying the popcorn? Come on…wake up…seniors are moving into retirement communities everyday. If it is not yours, it’s into your competition. Is your senior living occupancy below 90%? The first thing to look at is the attitude of your team. Do they believe they can do it? Are they truly doing everything they can to fill the building? Are you having exciting events to draw in new faces? When guests arrive at your building are they treated like a precious jewel worth thousands of dollars? They should be – one move-in could be worth $36,000 per year to your bottom line. Does the receptionist jump up to great them? Is your phone answered with clarity and enthusiasm? Are the sales people selling the real estate or the emotion? If your team is only selling the real estate (floor plans and apartments), people would just rather stay in their own home. Senior living communities are about a vibrant lifestyle – do your offer one or is it just bingo? Seniors want the security you offer instead of being isolated in their own home. One of a senior’s biggest fears is having a bad fall, not being able to call for help and end up – stuck – lying on the floor for several days. Are you sharing life-long-learning opportunities and the connectivity with like-minded seniors at your community? Do you offer them? How about sharing the peace of mind (in some CCRC’s) – just knowing...When the Very First Question is “How Much Does it Cost?”
How do you respond when the first question someone asks is: “How much is a one bedroom or two bedroom apartment?” Do you share the pricing immediately? If so, how is that working out for you? Is your retirement community building full using this method? How many of you ask the prospect a few questions first? What do you ask? Do you find out if they have looked at any other continuing care retirement communities for example? Or, do you ask if they are looking for a loved one, if you are an assisted living community? What else do you ask? Do any of you build value for your senior living community, before giving out the price? Do you believe it’s a disservice to give out the price, before they can compare apples to apples and oranges to oranges? How many of you feel that you are exactly like your competition and a one bedroom at your community is the same as a competitor down the road? Many senior living sales people fear the angry hang up, if they don’t answer the pricing question immediately. Yet, if you answer the pricing question right away, the immediate response can be, “Oh, that costs way too much.” Then you get the hang up… True sales people and closers work on building a relationship with the customer, practice great listening skills, create value for what they can offer and differentiate themselves from their competitors. Let’s hear – what works for you and how full you are…who is first? Diane Twohy Masson is the author of “Senior Housing Marketing – How to Increase...How Many Sales Are Sitting in Your Senior Living Database?
First, you need to have a database! Second, after each inquiry calls in or walks in, the contact information (senior and/or baby boomer adult children) needs to be captured in your database. Most retirement communities have a database of 1,500 to 15,000 names (please note that real leads are somewhere in the department of 3,000 names or less). I recommend that your leads be sorted into hot, warm and cool. Hot leads will move into the community in the next two months, warm leads will move in about six months and cool leads are beyond a six-month move-in. Hot leads should be touched weekly. Warm leads should be touched bi-monthly depending on their situation. Cool leads should be touched quarterly. Typically, most senior housing organizations also have a large group of people who are not interested now and just want to be on the mailing list. These need to be organized too! Even when someone says, just put me on the mailing list and don’t call – I still schedule a call once a year with him or her. Some of you may say, “No way – I will go by their wishes to never call!” Well, what the senior is really saying is don’t bug me all the time, but I am interested in staying in touch. NO one has ever been bothered by a yearly call from anyone on my teams! Almost every lead in your database should be touched on a quarterly basis by telephone and by mail. If the senior living sales person is making a minimum of 15 calls per day, that becomes 75...Are Follow Up Phone Calls in Senior Living Pushy?
Several marketers told me in the last few weeks that follow up phone calls after a tour can be pushy – what do you think? When every senior living tour is completed– someone is sold in my opinion. It’s either the prospective resident sold the sales person on not being ready to move in yet or the sales person has sold the prospective resident that it is time for them to move into his or her retirement community. When some sales people hear a prospect indicate that he or she is not ready yet, they believe that a phone call will bother the people the next day. They think making that phone call would be considered pushy. And you know what? They don’t make the call! Is your occupancy down? This could be why! Granted, every situation is unique! In the majority of cases, if a senior living marketer really listens to the customers needs and builds a great first name relationship with a senior, then the senior will welcome a sincere phone call the next day. The phone call could be about inquiring if they have additional questions, answers a question they had from the previous day or better yet shares some NEW information that would be pertinent to their decision making process. Obviously a sincere and caring attitude is of the utmost importance and felt by the customer. Everyday that a sales person waits to make a phone call after a tour or an event, the senior’s emotional connection to the decision making process decreases. So if your company’s policy to follow up 3 to 4 days...Senior Living Tour Guide or Sales Person?
Many senior living sales people believe they are great at their jobs, when they are nothing more than over paid tour guides. Anyone offended or riled up? There are numerous components to being a successful sales person in senior housing, but I will focus on just three keys: providing a solution, asking for the order and following up with a phone call the next day. 1) Providing a Solution: Provide an emotional solution to their current challenges. They came in to tour a retirement community for a reason – what are the reasons? Are the stairs in the two-level home too much for them? Do they feel lonely? Is it too much trouble to cook healthy? Did they just get diagnosed with some kind of health challenge? Have they been in a few fender benders and their family wants them to give up their car? Did they take a tumble in their home or shower? Are they concerned about their memory slipping? Future residents will open up with someone they feel they can trust. They can tell if you care about them as a person or just want a commission check. Keep everything conversational and learn what their needs are today. Don’t jump on your community being the solution too quickly, paint pictures of the solutions they need as you tour them through your senior living community. 2) Asking for the Order: This seems so simple, but many sales people don’t ask for the order, because they do not want to come across as too pushy. When someone says, “It will be a few months before we can go...What Type of Price Sheet Do You Use for CCRC and Senior Living Sales? (Part 1)
Just curious how many CCRC and senior living marketers present a price sheet to the prospective resident (with the price of every single apartment visible) or do you use a price sheet with one-bedrooms starting from… etc.? What have you found to be most effective and why? Plus how many write in the individual prices of each apartment, for the client, as they show them? 1) If you use a price sheet (with the price of every single CCRC or retirement apartment visible) – are all the apartments in a certain style the same price? For example: Are all of your two-bedroom – Dakota Style – the exact same price? 2) If you don’t use an itemized price sheet – are all your CCRC or retirement community apartments individually priced? (Individually priced apartment homes would mean that the entrance fee or price for every single apartment home is different and the actual price is based on size, location in the community and view.) 3) Or are you using a combination approach? The price sheet is in the brochure and you write down the individual price on the floor plan of the apartment as they experience it live. If you use the combination approach are your apartments individually priced? Stay tuned next week: Diane Twohy Masson will give pricing recommendations and share what pricing techniques the majority of CCRC and senior living sales people use in Part 2. Diane Twohy Masson is the author of “Senior Housing Marketing – How to Increase Your Occupancy and Stay Full,” available for sale at Amazon.com. If your curiosity is piqued to inquire on...Great Events Can Fill Your Building
Are you afraid of events or do you embrace them? How innovative are your events? Are they attracting qualified prospects to your community? The sole purpose of events is to have new prospects walk in your door and say, “Wow! This is where I want to live.” This chapter goes into detail on ideas and how to put on a great event. What is your definition of an event? For example, the community picnic is a wonderful celebration for all residents and their families. It is not an appropriate event to invite prospects because they don’t want to see the sea of wheelchairs and walkers from the assisted living and skilled nursing residents. Please do not call this a marketing event. The community picnic is an event for existing residents and should be handled by resident services/activity directors. Marketing directors can help, but they need to stay focused on new sales or there won’t be any. So how many marketing events should you be having? My recommendations: Large events should be held three to four times a year. Small events should be one to two times a month, depending on occupancy needs and your ability to attract new faces. Let’s break each of them down from start to finish for ideas and planning to produce effective events. A large event draws one hundred to three hundred attendees. Who do you invite? First on your guest list is your wait list. There are people percolating on your wait list who just need a subtle push to call the moving van and order change of address cards. If your event is...Do You Show Floor Plans Before Showing the Senior Living Apartment?
There seems to be a new sales tactic to show future residents the brochure and floor plans – before touring the senior living community! This makes no sense to me. Most people cannot look at a floor plan and decide to give up their 3000 plus square foot home of 30 years and just move into a smaller sized 1000 square foot apartment. Some professionals or retirees were former realtors, designers or architects – these folks would most likely be capable of picturing all their worldly possessions on a 8 ½ by 11 inch – floor plan. So let’s just assume the rest of the people can’t visualize a space based on seeing a retirement community floor plan. Some senior living sales people actually asked me if I would like the bathroom placement or closet placement here versus there. What?!? I asked them to show me in person. They seemed surprised that I needed a real visual. Others showed me one bedroom and two bedroom floor plans and wanted me to select my favorite floor plan to determine what to go see in the building – nuts! Be a better sales person and figure it out for me. Ask better questions to learn about my lifestyle and needs. Senior living floor plans are a tool to help someone visualize the placement of furniture in their apartment home. Use it after the prospective resident has already seen and has expressed interest in a certain style apartment at the retirement community. A floor plan can be a helpful reminder of what you saw an hour ago. But if they want to...
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