Embracing Adaptive Reuse: Transforming Existing Structures for Commercial Use
Adaptive Reuse Architecture — Transforming into Commercial
Nothing is more innovative than taking something old and unused and creating something new and usable. Adaptive reuse architecture is a prime example.
When using this type of architecture for your commercial structure, you are not only taking advantage of prime real estate, but also doing the environment some good.
How so?
Let’s discuss this idea further by:
Defining adaptive reuse architecture
Highlighting the types of adaptive reuse architecture
Comparing the advantages with the challenges it poses
Explaining how to implement this process for your next commercial project
What is Adaptive Reuse Architecture?
While many project owners would begin a project with a new building in mind, adaptive reuse architecture is an entirely different thing.
It involves repurposing an old, unused building for something different than its original purpose. This will require updates, renovations, and repairs, but the original structure is maintained.
Adaptive reuse architecture brings new life to buildings that have often been forgotten.
The strategy is being adopted around the globe. Some examples include:
Turning a water tower into dorms
A factory into residential complexes
A viaduct into commercial spaces
Types of Adaptive Reuse
How you can apply adaptive reuse architecture is about as diverse as the old buildings being revitalized.
Historic Preservation
Saving historic buildings on the National Register of Historic Places is one of the most rewarding but challenging methods of applying adaptive reuse.
When done correctly, this method allows for adding more modern technology and efficient building materials without destroying the structure's history.
However, many laws govern what can be done to these historic structures in order to preserve the original design for future generations to appreciate.
Renovation
This type of adaptive reuse uses the same concept as renovating any building. However, to be a true adaptive reuse, you must change the purpose of the building.
For example, you can purchase an old industrial plant and transform it into an office space, or you could find an old office building and turn it into an art gallery or low-income housing.
Integration
Instead of focusing on building reuse, integration is preserving the original building inside a new structure.
The Jaegersborg Water Tower in Denmark is the perfect example of integration. Residential jut-outs are on the upper floors, while the lower levels hold a youth center. Both surround the original water tower.
Facadectomy
This type of adaptive reuse involves gutting the interior of a building while maintaining the facade. This requires the frame to be supported and protected during construction due to the fragility of the original structure.
Infrastructure
Adaptive reuse isn’t only for buildings. Many communities have found ways to apply adaptive reuse to some unused infrastructure.
Although these projects are done mainly by the government, business owners can also use this method for any infrastructure on their commercial property.
New York City’s High Line is a great example of adaptive reuse of infrastructure. What was once an elevated railway is now a winding park through Lower Manhattan.
What Are the Benefits of Adaptive Reuse Architecture?
As you can imagine, architects adopted this method for good reasons.
For some communities, adaptive reuse architecture was used out of necessity. Abandoned buildings were overtaking their neighborhoods and destroying property values.
For business owners, they found that applying adaptive reuse for their commercial projects just made good business sense.
However, there are many great reasons to apply adaptive reuse. Let’s discuss them below.
Financial
Opting to purchase an old building and applying the adaptive reuse method can save project owners a lot of money.
Materials
It is no secret that materials expenses have skyrocketed in the last decade, especially after COVID put a stop to all production.
New construction requires all new materials. Adaptive reuse may need significantly less purchase of new materials since the bulk of the structure is already standing.
Acquisition
Many older buildings can be a bargain because the owners just want to get out from under them. They may have been paying taxes for years on these properties and have yet to see any returns.
Demolition
One significant factor of construction costs includes demolition. When you choose to use the existing structure, there are little to no demolition costs involved.
Tax Incentives
Due to the benefits adaptive reuse brings to the community (which we’ll discuss in more detail later on), many local and federal incentives are offered to those who undertake these projects.
Plans that involve preserving historic buildings are eligible for a federal tax credit.
Additionally, the Inflation Reduction Act introduced a tax deduction for retrofitting existing buildings to be more sustainable. Adaptive reuse projects usually meet that eligibility requirement.
How Much Can You Spend on Adaptive Reuse Projects?
Although adaptive reuse is typically cheaper than new construction, there are often some unexpected costs that many project owners run into during the renovation of older buildings.
Since every historic building will have unique needs and challenges, providing a set amount you can expect to spend is very difficult. MGAC does a great job breaking down the various aspects of construction costs included in adaptive reuse projects that many people overlook.
Speed
The construction process for adaptive reuse is typically much faster than new construction.
This allows you to occupy your commercial space and start generating earnings quicker, providing a faster return on your investment.
Popularity
Adaptive reuse projects are popular with the community. Many residents feel very connected with some of the older buildings in their neighborhood. When they see them being revitalized, they recognize that you are trying to protect the community’s cultural heritage.
No matter what you are creating out of the adapted space, it will generate more interest from the surrounding area. If you will be renting spaces, adaptive reuse projects are well-liked and will fill up quickly.
The revitalization of an abandoned building will also raise the real estate value of the businesses and residencies around it, gaining even more appreciation for your project from the community.
Sustainability
One of the most profound benefits of adaptive reuse architecture is sustainability.
These older buildings are resources on their own. According to the EPA, a building can take up to 65 years to recover energy lost from its construction.
Adaptive reuse saves on energy demands and carbon emissions in two significant ways:
By renovating a building already built, you reuse the carbon burdens already accrued there rather than creating more.
Less construction means less energy use.
Additionally, adding new technology, such as updated MEPS, creates a much more energy-efficient building than the original. With determination and careful planning, you can even earn LEED certification for your adaptive reuse project.
Location
Many of these older dilapidated buildings are taking up prime real estate. They are often in a centralized location with excellent access.
Instead of settling for a location on the outskirts of town, you can take advantage of the prime spot of these buildings by renovating them to meet your commercial needs.
Adaptive reuse architecture also helps to slow “urban sprawl,” which causes traffic, pollution, and the destruction of wildlife habitats.
Los Angeles recognizes this problem and is determined to kill two birds with one stone by implementing adaptive reuse to both slow their urban sprawl and address their community’s need for more affordable housing.
What Are the Challenges of Adaptive Reuse Architecture?
Yes, adaptive reuse architecture is undoubtedly advantageous for all. However, it does come with some unique challenges.
Structural
Many older buildings were erected before we discovered the dangers of using certain hazardous building materials. These structures may contain asbestos and lead paint, which we now know are very dangerous to human health.
To be able to reuse a structure with these materials requires extensive and often costly abatement. Additionally, even with the best inspector, some structural weaknesses may be discovered during construction.
Great care is required to determine the load and stresses these older buildings can maintain. Depending on the region, you may need to invest in seismic upgrades for your historic building.
Legal
Another challenge many adaptive reuse projects meet is legal standards.
Engineering and architecture is an ever-evolving and progressive industry. What may have been acceptable construction practice decades ago may not meet code today.
This can be particularly challenging if you purchase a registered historic building, since additional rules apply. You are very limited in renovation options, as they will want you to preserve as much of the original structure as possible.
Zoning laws may have changed since the building was constructed, which may place some restrictions on its use as well. Accessibility compliance is another aspect of renovating an older building that can be difficult to meet.
Flexibility
Instead of creating a space to fit your commercial needs, adaptive reuse architecture involves finding a way to fit your commercial needs into a limited space.
Your project must adapt to the parameters of the old structure, which detracts from much of the flexibility you have with new construction.
How to Implement the Adaptive Reuse Process
The steps taken to complete an adaptive reuse project include three main processes: acquisition, design, and construction.
1. Find and Assess the Proposed Building
The success of an adaptive reuse project relies highly on choosing the right property. Here’s how to find the diamond in the rough:
Survey the Neighborhood
As with any commercial project, location ranks highest when choosing a property for adaptive reuse.
You’ll want to ensure the surrounding population and demographics meet your commercial needs. You also want to confirm that no defects in the surrounding lands threaten the structure's integrity.
Check for Structural Soundness
The best buildings for adaptive reuse are those with “good bones.” This means that the interior may not be in the best shape, but the structure or skeleton of the building is sturdy. To make sure this is the case, you will want to hire a professional building inspector.
The square footage of the building will also need to meet your spatial needs.
Contact Local Authorities
It’s vital to research zoning laws for the property before you settle on it. Contact the local authorities and let them know your intentions. Getting the community on board can make your project go much smoother.
2. Plan and Collaborate
Once you’ve decided on which structure to renovate, the next step is to make a plan.
Create Your Budget
Your budget will determine what is feasible regarding the extent of the renovations.
Gather Your Team
Next, you should find the best architectural firm, engineers, and interior designers to join your team. These professionals should have worked on adaptive reuse projects in the past and have a portfolio to back that up.
Create a Design
Next, you can collaborate with your team to figure out how to infuse new use into this older space. You will need to create a design that can integrate modern materials and technology with the original structure.
3. Begin Construction
During the construction process, emphasis must be placed on preserving the original structure while ensuring it meets building codes.
Of course, you’ll want to stay on budget and schedule as best as possible but be willing to adapt, since adaptive reuse often presents unexpected challenges.
Conclusion
There is a definite need for adaptive reuse architecture, especially in the commercial sector. Urban communities are running out of room, and so many abandoned structures are ripe for the plucking.
With its many benefits, adaptive reuse architecture should be a priority in community development, despite some challenges.
