True north clarity,
before capital moves.
Senior housing diligence that shows how a community wins its
residents, what’s holding it back, and exactly how to grow it.
✦ Beyond the financials
The building
is visible.
Appraisals, property condition reports and environmental reviews show exactly what you’re buying in bricks and mortar. It’s the first thing every buyer checks, and it’s well covered.
✦ Beyond the financials
The business
inside isn’t.
Quality of earnings, legal, staffing and market studies confirm the numbers and the contracts. But numbers look backward. They show what a community earned, not how it earns it.
✦ Beyond the financials
Nordon reads
how it gets filled.
Most communities can fill their building. The question is how, at what cost, and whether it holds without incentives. Nordon reads the signals that answer it, before they show in census.
Six diagnostics.
One for every stage.
Choose the one that matches where you are. Each uses the same method, so every stage builds on the last.
Pre-Acquisition Assessment
How does this community attract its residents today, what’s holding it back, and what’s the upside under new ownership?
Market Entry Analysis
Who is winning this market today, and where is there room for us?
Transition Baseline
Where exactly did this community stand in its market on the day we took ownership?
Asset Performance Diagnostic
Why is this community underperforming, and what should we do about it?
Portfolio Health Monitor
Is each community in our portfolio holding its ground in its market, and where should we act first?
Exit Positioning Package
Can we show the next buyer that this community’s market strength supports our asking price?
✦ Why Nordon
Why another diligence?
Because the numbers look back
Your financial, legal and market diligence, and your management company’s reports, show what a community earned. By the time a problem reaches the P&L, there’s often little left but damage control. Nordon reads the signals that move census first, so you can plan instead of react.
Your diligence
What the numbers already tell you
Quality of earnings rebuilds the financials. Legal confirms the contracts. The appraisal and property condition report cover the building, and the market study measures demand. Your management company reports occupancy and revenue. All essential, and all measured after the fact.
After the fact
Shows what happened
What Nordon adds
How the community wins its residents
How families find the community, what they’re told about it online, and whether move-ins come from channels it owns or channels it rents. These signals shift months before census does, so you see what’s coming while it’s still easy to act.
Months Ahead
Shows whats coming
Most communities can fill their building. The question is how, at what cost, and whether it holds without incentives. That’s the question Nordon answers.
From Engagement to
Committee-Ready Report.
01
Clarity
A prioritized action plan with practical recommendations, sequenced so value creation starts on day one. We’re happy to help implement it.
02
Direction
A prioritized action plan with practical recommendations, sequenced so value creation starts on day one. We’re happy to help implement it.
03
Insight
The right questions for the seller, such as who owns the website and lead data, plus a benchmark against the competition.
✦ Built From Experience
We know what
good looks like
We spent two decades helping senior living communities grow before advising the investors behind them. We know what a high-performing community looks like, and what it takes to get there.
The core areas
and what we look for
Reputation & Directories
What we look at
Reviews and ratings across the web, whether listing sites show the right prices, care levels and policies, and how much the community relies on paid referral sites.
Why it matters
Families shortlist on reputation, and listing sites are often where they first see a price.
If the finding is weak
Families arrive with the wrong expectations, more leads fall away before touring, and more move-ins carry a referral fee.
If the finding is strong
Families arrive informed and ready to tour, and more move-ins come through channels the community owns.
Google Business Profile
What we look at
Rating, review volume and recency, owner responses, photos, posts and how clicks are tracked.
Why it matters
It’s usually the first thing a family sees when they search for a community, on the map and in search results.
If the finding is weak
Thin or stale reviews quietly send families to the community down the road.
If the finding is strong
Recent, well-answered reviews build trust before the first call, with no cost per lead.
Organic Search
What we look at
Where the community ranks on Google for care-type searches, in its own neighborhood and the areas around it.
Why it matters
Families research long before they call, and organic search brings them in without a fee for every click or move-in.
If the finding is weak
The community mainly reaches families who already know its name, and leans on paid channels for the rest.
If the finding is strong
A steady flow of families finds it on their own, and that flow keeps growing in value over time.
AI Search
What we look at
What ChatGPT and other AI assistants tell families when they ask for the best options nearby, including prices and care levels.
Why it matters
More families now start with an AI assistant, which hands them a short list before they visit a single website.
If the finding is weak
The community is left off the list, or described with the wrong price.
If the finding is strong
It’s named, described accurately and recommended at its true tier..
Paid Search
What we look at
Which searches the community advertises on, who competes for them, including its own name, and how the ads and landing pages are built.
Why it matters
Paid search reaches families at the moment they’re actively looking, and it’s one of the fastest ways to fill a gap.
If the finding is weak
Competitors capture the community’s own searches, and spend climbs without a matching rise in move-ins.
If the finding is strong
Ads bring in qualified families at a predictable cost, working alongside the community’s other channels.
Website Experience
What we look at
Whether pricing, floor plans, tours and next steps are clear, and how easy it is for a family to reach out.
Why it matters
Every channel sends families to the website, and it’s where interest turns into a tour request.
If the finding is weak
Interest is lost at the last step, so every other channel works harder for the same result.
If the finding is strong
More visits turn into tours, which lowers the cost of every lead.
Social Media
What we look at
Whether the community has an active, consistently named presence, how often it posts, and what families say in reviews and comments.
Why it matters
Families check social pages after they find a community, to see real daily life and how residents and families talk about it.
If the finding is weak
An inactive or inconsistent page makes a strong community look quiet, and leaves families with nothing current to judge it by
If the finding is strong
Recent posts and positive comments show a lively community and give families confidence before they visit.
Care Quality
What we look at
The public state inspection record: recent standard inspections, any deficiencies, complaint inspections, and how quickly issues were corrected.
Why it matters
It’s one of the few objective quality signals a family or referral partner can check for itself, and it supports the rates a community charges.
If the finding is weak
Citations or complaint inspections give families and referral partners a reason to look elsewhere, and marketing can’t easily outweigh them.
If the finding is strong
A clean record backs up premium pricing, especially when the community shows it on its website, listings and Google profile.
Website Technical
What we look at
Speed, structured data, and the tracking that shows which channels produce inquiries and move-ins.
Why it matters
It decides how accurately Google and AI tools describe the community, and whether you can see what’s working.
If the finding is weak
Third-party sites fill the gaps with their own data, and marketing decisions are made without clear numbers.
If the finding is strong
The community’s own facts lead online, and every channel can be measured through to the move-in.
A luxury community under offer, and families were being quoted half its real price. Every gap was fixable without touching the building.
Buyer under offer · Florida luxury community
Pre-Acquisition Assessment · Client identifiers withheld
See what's underneath
before capital moves.
Tell us about the community or market you’re considering.
We reply within two business days.