✨✨General Discussions

Below is the first paragraph of a financial viability report generated by Google Gemini, Deep Research Mode, for a CCRC I am considering. My specific use case is for better understanding and assessing prospective communities. The reoort is 14 pages long. The tool might also be helpful for others without the requisite background for understanding topics related to law, finance, or community regulation and governance.

1. Executive Summary: Strategic Positioning and Risk Profile

This report presents an exhaustive, expert-level due diligence analysis of <community name>, a Continuing Care Retirement Community (CCRC)—often referred to as a Life Plan Community—located in the heart of downtown <community location>. This assessment is designed to serve the rigorous information needs of prospective residents, their legal counsel, and financial advisors. The analysis synthesizes data from the community’s specific Residency Agreement, regulatory filings with the Florida Office of Insurance Regulation (OIR), clinical inspection reports from the Agency for Health Care Administration (AHCA), and audited financial statements of the parent entity, <parent entity>.

Thanks, Linda.

I'll add that Google wants to get as many people using Gemini as possible given the competition. So, stick with the free version and don't worry about added things like fancy Gmail add-ons and stuff.

Linda Kilcrease

Resident of a CCRC

Susan, you do not need the paid pro version for the research we do. I have used the free Gemini (the link I sent) for 6 months now and get everything and tool I need. You have the newest Gemini 3

Linda Kilcrease

Resident of a CCRC

Thanks to both of you for sharing.

For the first time last night, I used the link provided by Linda for Gemini (sorry for not carefully reading your question about the technical issues, that hopefully were resolved by now). Yesterday was the first time I ever tried to use AI and I am still speechless. Previously I spent time researching the old fashioned way some more complicated than usual flight tickets, without too much success. I was up past midnight, "talking" to the agent and getting an incredible wealth of useful information in no time. I would have taken me many days to achieve the same without it. I don't even have yet a login (which provides more tools, for now for free).

I am wondering what's the hidden price for the user, I don't believe in free lunches. I didn't have the time to look at the privacy policy.

I have to figure out how to use the tool (I could not print anything), I do not know what "fast" is, how to add attachments to a question, etc.

I cannot justify the paid-for version.

I am incredibly impressed.

Linda,

Right! It is amazing to see a response like the one you received in 10 seconds. When I use the Pro subscription ($20/month), Deep Research mode, it took about 5 minutes to research, analyze, and create the response.

All this makes me think of how I would have used a tool like Gemini during my working years. It also makes me think of whether I would have even had a job. These questions are, of course, beyond the scope of this forum.

In any case, these AI tools, even accepting possible hallucinations, can help us think about and better understand CCRC related as well as other issues.

Susan, as stated I am logged in. No "edit" or "delete" seen. I'd have to be logged in to add a post.

Linda Kilcrease

Resident of a CCRC

David, I attached an MS Word file with your full reply from Gemini into my Gemini 3.0 Fast, asking if it could add anything. It sure did - here are more questions. Interesting that usually I get a response in 1 second. This took about 10 seconds with the message "analyzing".

I LOVE GEMINI.

The following questions can be added to the list to further evaluate the financial and management stability of a Continuing Care Retirement Community (CCRC). These inquiries focus on operational transparency, quality of care, and long-term planning.

Management & Operational Stability

• "What has been the history of monthly fee increases over the last 3 to 5 years?"
• Why ask this: Industry averages typically range from 3% to 4% annually. Knowing the specific history helps you plan your budget and reveals if the management has a pattern of unexpected, steep hikes.
• "Is there a formal Resident Association, and what is its specific role in community governance?"
• Why ask this: You want to know if residents have a structured way to provide input on community rules and feedback on management performance.
• "Does the community regularly conduct resident satisfaction surveys, and may I see the results of the most recent one?"
• Why ask this: High satisfaction scores are a "non-verbal review" of how well the community is run. Reviewing these can highlight common resident complaints or areas where management excels.
• "What are the current plans for future expansion or major capital projects, and how will they be funded?"
• Why ask this: Construction projects can lead to noise and disruptions, and if not funded properly, they could lead to increased monthly fees for current residents.

Healthcare & Staffing Issues

• "What are the staff-to-resident ratios for assisted living and skilled nursing, and how do they change during night shifts?"
• Why ask this: Ratios directly impact the speed and quality of care. A lower ratio at night might be common, but you need to ensure it remains safe for residents who may need help with medications or emergencies.
• "What is the current CMS (Centers for Medicare & Medicaid Services) Star Rating for the on-site health center?"
• Why ask this: CMS ratings provide a standardized 1-to-5 star quality score based on health inspections, staffing, and clinical quality measures. A low rating can be a red flag for the quality of care you might receive later.
• "What happens if I need to move to a higher level of care but there are no beds currently available on campus?"
• Why ask this: Some CCRCs have a limited number of assisted living or nursing units. You need to know if they have a plan for priority admittance or if they will pay for you to stay at a nearby facility until a bed opens up.

Contractual & Financial Safeguards

• "What happens if I run out of money through no fault of my own—does the community have a 'benevolence fund'?"
• Why ask this: Many non-profit CCRCs have funds to support residents who outlive their resources, ensuring they are not forced to leave their home. You should ask to see the specific contract language regarding this protection.
• "Is there a maximum time limit for when my entrance fee refund must be paid, regardless of whether my unit has been resold?"
• Why ask this: Many contracts state that a refund will only be paid once a new resident moves into your old unit. A time-limit clause (e.g., payment within 12–24 months) provides much greater financial security for your estate.
• "Is the CCRC accredited by an independent organization like CARF (Commission on Accreditation of Rehabilitation Facilities)?"
• Why ask this: Accreditation is voluntary and indicates that the community has met rigorous national standards for financial and operational quality that go beyond basic state licensing.

Linda Kilcrease

Resident of a CCRC

Susan,

Actually, I asked Gemini 3.0 to provide a list of questions for me to ask. Below is my prompt to Gemini and the response.

Also, I'll mention that the answers to some of the financial questions are provided by Gemini when I upload financial disclosue statements.

Here is the prompt:

Make a list of 10 questions I can ask Gemini to learn about the financial issues and management issues a potential resident can ask before signing a contract to move into a CCRC.

--------------

Here is a list of 10 specific, high-impact questions you can ask Gemini (or any financial advisor) to uncover the financial and management health of a Continuing Care Retirement Community (CCRC).

I have formatted these as copy-paste prompts you can use immediately, along with a brief explanation of why that question matters.

Part 1: The Money (Financial Stability & Contracts)

1. "What are the specific differences between Type A (Life Care), Type B (Modified), and Type C (Fee-for-Service) CCRC contracts, and which carries the most financial risk for the resident?"

• Why ask this: The contract type dictates whether your monthly fees will skyrocket if you move from independent living to skilled nursing. Type A creates a predictable flat fee; Type C exposes you to market rates for healthcare.

2. "What are the industry benchmarks for 'Days Cash on Hand' and 'Debt Service Coverage Ratio' for a healthy CCRC, and how do I calculate them from an audited financial statement?"

• Why ask this: These are the two "vital signs" of a CCRC. If a community has less than 150 days of cash on hand or a debt ratio below 1.2x, they may struggle to pay bills or refund entrance fees.

3. "Explain the different CCRC entrance fee refund structures (e.g., 90% refundable vs. declining balance) and the tax implications for each regarding the medical expense deduction."

• Why ask this: Many people don't realize that a portion of the entrance fee and monthly fee may be tax-deductible as a prepaid medical expense, but this varies wildly by contract structure.

4. "What questions should I ask a CCRC management team regarding their 'actuarial surplus' or 'actuarial deficit,' and how does this differ from a standard accounting profit/loss?"

• Why ask this: Standard financial statements show past performance. An actuarial report predicts future viability—specifically, whether the community has enough money to care for current residents for the rest of their lives.

5. "What is a reasonable historical average for annual monthly fee increases in CCRCs over the last 5 years, and what red flags should I look for in a community’s fee history?"

• Why ask this: You need to know if the community artificially suppresses fees to attract new residents, only to hit them with massive hikes (5%+) later to cover budget gaps.

Part 2: The Management (Governance & Operations)

6. "What is CARF accreditation for CCRCs, and what does it signal about a community’s financial and management quality compared to non-accredited communities?"

• Why ask this: CARF (Commission on Accreditation of Rehabilitation Facilities) is the "Gold Standard." It is a voluntary, rigorous inspection. If a community isn't accredited, you need to ask why.

7. "What specific questions should I ask about a non-profit CCRC's Board of Directors regarding resident voting rights and board composition?"

• Why ask this: In a non-profit, the Board holds the power. You want to know if the board includes actual residents (who have skin in the game) or just local business people with no personal stake in the community's quality.

8. "How does a CCRC's occupancy rate affect its financial stability, and at what percentage (e.g., below 85% or 90%) should a potential resident be concerned?"

• Why ask this: High occupancy keeps fees stable. If occupancy drops, the community loses revenue, which often leads to cutbacks in dining, maintenance, and staffing.

9. "What inquiries should I make regarding a CCRC's 'Capital Replacement Reserve' study to ensure the buildings won't deteriorate?"

• Why ask this: You don't want to move into a community that looks nice now but has no money set aside to replace the roof or elevators in 10 years. This question reveals if they are planning for the long term.

10. "What happens to a resident's contract and entrance fee if a CCRC declares bankruptcy or is acquired by a for-profit entity?"

• Why ask this: This is the "nuclear scenario." You need to know if your entrance fee is held in an escrow account protected from creditors, or if it’s considered unsecured debt that could be lost.

Would you like me to answer any of these questions now?

I can dig into any of the above topics immediately, or if you have a specific CCRC in mind, I can help you find their financial disclosure statement online.

Linda, are you logged in?

Your post about Gemini intrigued me and I decided to use it for a trip I am considering. It is fascinating.

David N., would you mind sharing some other sample questions you asked to get information you wanted about a CCRC?

Why do I not see "edit" for my own messages? Or "delete"? I am logged in. Its been this way for a few days.

Linda Kilcrease

Resident of a CCRC

I use Gemini 3 Pro ($20/month), although the free version is also excellent. To address my reservations regarding AI, I evaluated its performance within an area of professional expertise I had gained during my career. The results were amazing.

Like others here, I have discovered many uses for this technology in daily life. I'm in the process of selecting and then moving into a CCRC. I've been using Gemini to evaluate CCRC's. Using the Deep Research Pro Gemini mode, I upload all financial statements and disclosures and prompt Gemini with a prompt something like, "Use the uploaded documents and all other available information to evaluate the long term financial viability" of a candidate CCRC. In just a few minutes I obtain an organized, detailed analysis. In addition to the documents I uploaded the report cites easily more than 20 or so websites it queried. As someone without a financial background, I find the analysis extremely helpful.

Hallucinations can exist, of course, but I find the synthesis of information provided helps me better understand the subject and helps me formulate better questions to ask when I visit a prospective CCRC.

I use Gemini 3.0 Fast (Google's newest release of its Artificial Intelligence platform). It is free. Try it out here: https://gemini.google.com/app

Gemini is now the #1 A.I. in the world having recently won industry benchmark testing. "(Open AI) is at a disadvantage when it competes with the likes of Google. As it sells to businesses, Google can bundle its newer A.I. technologies with all sorts of older office apps, like Google Docs and Gmail".  Read more at Can OpenAI Respond After Google Closes the A.I. Technology Gap? - The New York Times 12-11-2025 

Gemini has amazing, clear explanations for decisions in its responses.  Gemini clearly digests and comprehends long articles I've shared and digs deep in the billions of data it has access to in order to form a response in 1 second.  Yes, 1 second.

I've been using Gemini for about a half year now to help me with many different business decisions as well as letter and email communications.  I am more amazed with each conversation as Gemini grows and I learn how to communicate with it.

In the link above, just ask Gemini, what do you think about the following draft letter, and paste in your draft. Hit enter and see what you get. Reply with edit requests and add more facts to continue a back and forth conversation to get to a final draft.

Linda Kilcrease

Resident of a CCRC

I use AI daily (ChatGPT) and it is a wonderful tool that speeds my work and expands my capabilities. The media focuses too much on the Gee-Whiz astonishing uses and misuses. It's the more routine stuff that will save you time and trouble. For example, I wanted to know why an old computer was running way too slow for its specified capabilities. AI gave me the answer -- it's battery was dead and that particular model automatically slows down unless there is a charged battery even when it is plugged into the wall outlet.

Learning by using it will help you to understand its advantages and limitations.

Richmond Shreve

NaCCRA Board Member & VP

Forum Moderator

In 2026, the urgency for seniors to master basic AI skills has reached a critical tipping point where digital literacy is now synonymous with personal safety. As AI moves from experimental hobby to the core infrastructure of banking, healthcare, and emergency services, a lack of proficiency creates a dangerous "AI Divide." Beyond simple convenience, this skill gap leaves older adults uniquely vulnerable to sophisticated AI-generated scams, such as voice cloning and deepfakes, which have become indistinguishable from reality to the untrained eye. Simultaneously, the medical world has pivoted toward AI-first patient portals and predictive health wearables that require active user engagement to be effective. Immediate proficiency is essential not just for keeping pace with a changing world, but for preserving the autonomy and agency required to navigate a society where AI is the primary gatekeeper to information and care.

The Urgency Factors

• Security: AI scams can now mimic a grandchild's voice with only a 3-second audio sample; proficiency provides the defensive tools to spot these digital impostors.
• Healthcare: 2026 health systems use AI-driven triage; knowing how to interact with these systems ensures faster access to doctors.
• Independence: Mastering AI voice assistants and smart-home monitoring is the most effective way to "age in place" safely without constant human intervention. (Gemini AI 3 Flash)

Maura Conry

NaCCRA Forum Moderator