The failure to build enough retirement housing will lead to a surplus of 13m spare bedrooms in the homes of empty-nesters by 2040 while young people remain trapped in overcrowded accommodation, according to an independent report into housing for older people.

The report, commissioned by the retirement community trade body ARCO and backed by architects, said that the lack of available housing tailor-made for older people prevented them from downsizing, thereby limiting the availability of family homes for the young.

It said an average of just 7,000 homes designed for older people are built each year, compared to a demographic need for 18,000. Less than 3% of the housing stock – 750,000 homes – is designed to cater for older people, equivalent to less than one in 10 older households.

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