Adaptive reuse projects became popular in 2020 and 2021 as demand for commercial space changed, largely due to the COVID-19 pandemic. This is reflected by Deloitte's 2021 Commercial Real Estate Outlook : While commercial spaces and hotels are vacant, demand for warehouses and data centers is rising. Repurposing an existing building is much less expensive than new construction, and properties that are no longer productive can become profitable.
Many historic buildings are used for adaptive reuse projects, conserving their architecture while making them useful again. Old industrial buildings in particular are very spacious, which allows for a wide range of reuse projects. However, there are also unique challenges in repurposing historic buildings, as they must comply with modern codes while also following landmark preservation laws.
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In this article, we will discuss three important things you should consider if you are planning to use a historic building for an adaptive reuse project. These properties have a unique appeal, but any projects involving them must be managed carefully.
1) Check MEP facilities
Building codes have changed a lot over time, and MEP systems that were compliant decades ago may fall short of the requirements of newer code versions. For example, older buildings often have large heating systems , as codes required them to have enough capacity to heat buildings with open windows. On the other hand, modern buildings have an airtight construction and can maintain comfortable temperatures with smaller heating systems.
- When repurposing a historic building, it may be possible to reuse some components of existing MEP installations. However, major changes are often necessary to meet modern codes.
- To determine what can be reused and what should be improved, the best recommendation is to have a professional assessment of the building.
HVAC systems play a very important role in interior construction, especially after the COVID-19 pandemic. To prevent the spread of infectious diseases indoors, ASHRAE recommends using as much outdoor air ventilation as possible. At the same time, indoor air must be kept clean with ultraviolet germicidal irradiation and filters with at least a MERV 13 rating.
Fire protection systems will also likely need an update as code requirements have become more stringent over time. In the case of New York, you will need to install an automatic sprinkler system to comply with Local Law 26 of 2004.
2) Check for harmful building materials such as asbestos and lead
Some building materials that were common in the past are no longer acceptable as they have been linked to serious health problems in humans. In the case of historic buildings, it may be necessary to eliminate materials such as lead or asbestos.
Historically, lead has been used in painting and plumbing installations. However, lead is a toxic metal that has been linked to health problems such as anemia, kidney and brain damage. In the case of pregnant women, lead can also cause damage to the nervous system of developing babies.
- Lead paint has been banned in the US since 1978, and lead pipes since 1986.
- Unfortunately, lead can still be found in older buildings.
Asbestos is durable and heat resistant and has been a popular building material in the past for these reasons. However, asbestos can cause serious damage to the respiratory system and even lung cancer. Technically, asbestos has not been banned in the US, but avoiding the material is in the best interests of real estate developers and their tenants.
3) Make sure the entrances and exits are suitable for the new occupancy
When repurposing a historic building, it may be necessary to increase the number of exits and entrances. For example, if you are transforming an industrial building into a multi-tenant mixed-use project, the existing access points may not be sufficient for the expected visitors. You must also ensure that exits are suitable for evacuation in the event of an emergency.
It may also be necessary to update the building to meet the accessibility requirements of current building codes. For example, it may be necessary to add entrances and exits suitable for people with special needs.
Conclusion
Adaptive reuse projects utilize existing buildings to reduce development costs. However, when dealing with historic buildings, a careful assessment of the property must be carried out to determine any necessary changes. This allows project costs to be estimated more accurately, and the developer can decide whether the project makes financial sense.
In particular, developers must pay attention to MEP installations , the building materials present, and the existing entrances and exits. There must be some compatibility between the previous occupation and the intended use, or the cost of reusing the building could be very high.
