Designing for Independence: What The Foglia Residences Teach Landlords About Accessible Housing

The Foglia Residences, a nine-story, 76-unit affordable housing building in Chicago that opened in fall 2024, is a practical example of how design and operations can create independence for blind and low-vision tenants while increasing long-term property value. For landlords and property managers working in apartments and rental services, the lessons here are scalable: universal design elements, integrated assistive technology, and tenant-centered operations make homes safer, more marketable, and more affordable to manage.

Why accessibility is a smart investment

Accessible housing is not just a compliance checkbox; it’s a market differentiator. Buildings that accommodate blind tenants and people with low vision demonstrate a commitment to equity and attract stable tenants, reduce long-term maintenance costs, and qualify for grants and tax incentives. Simple changes like tactile signage, clear wayfinding, and smart assistive devices improve tenant independence and can increase occupancy and property value.

Foglia Residences at a glance: design choices that matter

The Foglia Residences were designed specifically for people who are blind or have low vision. While not every building needs to be specialized, Foglia’s approach highlights universal design principles applicable to any rental property:

• Intuitive layouts that minimize hazards and dead ends.
• Consistent tactile and high-contrast wayfinding throughout common areas.
• Accessible fixtures and finishes (lever handles, adjustable lighting, audible cues).
• On-site training and tenant-centered operational policies to support independence.

Practical takeaways for landlords

Below are scalable actions landlords can use immediately or phase in over time.

1. Start with a site walk focused on cognition and perception. Walk hallways, stairs, lobbies, and unit entries imagining a tenant with limited or no vision. Note changes in flooring, abrupt level changes, and cluttered sightlines that can be tripping hazards.
2. Add tactile and high-contrast wayfinding. Install tactile signage at consistent heights and locations. Use raised numerals and braille at apartment doors and elevators. High-contrast color or textured strips on handrails and steps reduce risk.
3. Choose universal hardware and finishes. Lever handles, rocker switches, and single-lever faucets are easier for everyone to use. Matte finishes reduce glare for low-vision tenants.
4. Introduce assistive technology where it helps most. Smart door locks with voice integration, audible elevator annunciators, and app-based wayfinding tools can be added without major construction.
5. Train staff and create tenant-centered operations. Maintenance and leasing staff should understand accessible communication, orientation techniques, and how to troubleshoot devices used by blind tenants.

Universal design elements: small changes, big impact

Universal design benefits all tenants: aging residents, families with strollers, and people with temporary injuries. Implementing universal design is often cost-effective and enhances marketability.

High-impact, low-cost upgrades

• Tactile and braille signage at doors, elevators, and stairwells.
• Consistent lighting levels in corridors and at unit entries; task lighting in kitchens and bathrooms.
• Non-slip flooring and high-contrast thresholds to delineate transitions.
• Audible cues in elevators and common area doors.
• Clear, uncluttered furniture layouts in lobbies and amenity spaces.

These changes support blind tenants’ wayfinding and reduce liability by making it easier to move independently through spaces.

Wayfinding and tactile signage: design rules landlords should follow

Wayfinding is crucial for blind tenants. Thoughtful tactile signage and consistent visual contrast reduce confusion and increase confidence.

Placement and standards

• Mount signage at a consistent height (typically 48 inches above the finish floor to the centerline of tactile characters) to allow predictable reach and scanning.
• Use raised characters and Grade 2 braille. Ensure braille is directly below the tactile text, not offset.
• Place signs on the latch side of doors so they are reachable and readable when the door is open or closed.
• Keep signage free of decorative elements that interfere with tactile reading.

Wayfinding for the whole building

Combine tactile signs with consistent textures or detectable warning strips near stairs or level changes. Use audible announcements in elevators and consider location-aware smartphone wayfinding services for larger properties. Small investments in consistent wayfinding pay off in fewer service calls and improved tenant satisfaction.

Assistive technology: options and procurement tips

Assistive tech ranges from simple to sophisticated. Landlords don’t need to equip every unit with the most advanced systems, but providing options and infrastructure support is key.

Useful technologies for rental properties

• Smart locks with voice and app access so blind tenants can enter without fumbling keys.
• Voice-controlled lighting and thermostats for easier daily management.
• Audible doorbells and security intercoms with call-forwarding features.
• Wi-Fi enabled sensors for leak detection and emergency alerts that can notify staff or nominated contacts.
• Location-aware wayfinding apps and indoor mapping services for larger buildings.

Procurement and compatibility

When purchasing technology, focus on interoperability and open APIs. Products that integrate with property management systems simplify maintenance and tenant support. Learn more about integrating technology into property operations in our article on integrating APIs to maximize property management efficiency.

Operations and tenant-centered policies

Design alone won’t ensure independence. Policies and staff training are essential to support blind tenants effectively.

Staff training checklist

• Communication techniques (describe spaces clearly, ask before assisting).
• Orientation walkthroughs for new tenants that include tactile cues and demonstrations of assistive devices.
• Clear procedures for maintaining tactile signage and assistive devices.
• Emergency protocols tailored for tenants with sensory disabilities.

Lease clauses and reasonable accommodations

Include clear language about reasonable accommodations and accessible modifications. Clarify who owns and maintains assistive devices and outline a streamlined approval process for tenant-requested modifications to units. For guidance on maintaining tenant trust and operational alignment during tech transitions, see Transitioning with Technology.

Costs, incentives, and return on investment

Initial retrofit costs vary, but many accessibility upgrades have good ROI through reduced vacancy, fewer accidents, and access to dedicated funding. Landlords should explore:

• Local and federal grants for affordable accessible housing.
• Tax credits for accessibility improvements.
• Partnerships with disability service organizations that can help fund orientation programs and assistive devices.

Foglia Residences demonstrates that investments targeted at a specific need—blind and low-vision tenants—can scale into benefits for the wider resident population and the property’s marketability.

Measuring success: KPIs landlords should track

Quantify accessibility success with measurable indicators:

• Occupancy rate differential for accessible vs non-accessible units.
• Number of service tickets related to wayfinding or access versus baseline.
• Maintenance costs per unit (some accessible design reduces wear-and-tear).
• Tenant satisfaction and renewal rates among residents using assistive features.

Actionable checklist for landlords (30-90 day plan)

1. 30 days: Conduct an accessibility audit focusing on entrances, signage, elevators, lighting, and unit hardware.
2. 60 days: Install high-priority tactile signage, add audible elevator cues, and pilot voice-controlled devices in one or two units.
3. 90 days: Train staff, publish an accessible-modification process in lease addenda, and track early KPIs.

Case links and further reading

Foglia Residences is an example of designing for a specific population with broad benefits. For more on technology’s role in improving tenant experience and safety, explore our related articles such as Case Study: Smart Home Features and Unlocking Security Features: AI & Tenant Safety. If you’re interested in leadership and operational alignment for rolling out these programs, see Creating a Strong Leadership Strategy in Property Management.

Final thoughts

The Foglia Residences show that accessibility built with intent supports tenant independence and strengthens property value. Landlords don’t need to reinvent their buildings to unlock these benefits. By adopting universal design principles, deploying assistive technologies thoughtfully, and running tenant-centered operations, rental providers can create homes that work for everyone—while protecting their bottom line and meeting growing market demand for inclusive housing.