# Renovation and Adaptive Reuse

## Assessment Phase

### Building Investigation
| Investigation | Purpose |
|---------------|---------|
| Document review | Original drawings, permits |
| Site survey | Current conditions |
| Structural assessment | Capacity, condition |
| MEP assessment | Systems capacity |
| Environmental | Hazmat, contamination |
| Code review | Current requirements |

### Existing Conditions Documentation
| Document | Content |
|----------|---------|
| Floor plans | As-built conditions |
| Elevations | Facades, openings |
| Sections | Structure, clearances |
| Details | Construction types |
| MEP plans | Existing systems |
| Photos | Condition documentation |

### Hazardous Materials
| Material | Testing |
|----------|---------|
| Asbestos | Survey, samples |
| Lead paint | XRF testing |
| PCBs | Ballasts, caulk |
| Mold | Visual, samples |
| Underground tanks | Records, GPR |

---

## Code Compliance

### Existing Building Codes
| Category | Applicability |
|----------|---------------|
| Repair | Fix like-for-like |
| Alteration Level 1 | Minor work |
| Alteration Level 2 | Moderate work |
| Alteration Level 3 | Major work |
| Change of occupancy | New use |
| Addition | New construction |

### Alteration Levels
| Level | Scope | Requirements |
|-------|-------|--------------|
| Level 1 | < 50% of room | Maintain existing |
| Level 2 | > 50% of room | Upgrade work area |
| Level 3 | > 50% of building | Major upgrades |

### Required Upgrades by Level
| Feature | Level 1 | Level 2 | Level 3 |
|---------|---------|---------|---------|
| Fire alarm | - | Work area | Building |
| Sprinklers | - | Work area | Building |
| Accessibility | - | Path of travel | Per code |
| Egress | - | Affected | Affected |
| Structural | - | Altered | Entire |

### Change of Occupancy
| Requirement | Description |
|-------------|-------------|
| Hazard category | Compare old vs new |
| Accessibility | Full compliance |
| Fire separation | Per new use |
| Structural | Per new loads |
| MEP | Per new use |

---

## Structural Considerations

### Capacity Assessment
| Check | Purpose |
|-------|---------|
| Dead load | Existing weight |
| Live load | Current capacity |
| Lateral | Wind/seismic |
| Connections | Condition |
| Foundation | Capacity |

### Common Structural Issues
| Issue | Solution |
|-------|----------|
| Inadequate load capacity | Reinforce, redistribute |
| Deterioration | Repair, replace |
| Code deficiencies | Upgrade as required |
| Connection failure | Repair, replace |
| Settlement | Monitor, underpin |

### Adding Loads
| Strategy | Method |
|----------|--------|
| Lightweight materials | Reduce added weight |
| Load redistribution | New framing |
| Strengthening | Add members |
| Foundation upgrade | Underpin, add footings |

### Seismic Upgrades
| Method | Application |
|--------|-------------|
| Braced frames | Add lateral resistance |
| Shear walls | New or infill |
| Anchor plates | URM buildings |
| Moment frames | Steel buildings |
| Base isolation | High-value structures |

---

## Building Envelope

### Assessment Points
| Element | Check |
|---------|-------|
| Roof | Leaks, drainage, insulation |
| Walls | Cracks, moisture, insulation |
| Windows | Condition, performance |
| Below grade | Waterproofing, drainage |
| Air barrier | Continuity, condition |

### Window Strategies
| Approach | When to Use |
|----------|-------------|
| Retain | Good condition, historic |
| Repair | Minor issues |
| Storm windows | Add insulation |
| Replace | Poor condition |
| Infill | Change opening size |

### Insulation Upgrades
| Location | Method |
|----------|--------|
| Walls (interior) | Furring + insulation |
| Walls (exterior) | EIFS, rainscreen |
| Roof | Above deck, spray foam |
| Below grade | Interior, exterior |

### Moisture Issues
| Problem | Solution |
|---------|----------|
| Rising damp | Damp course, drainage |
| Condensation | Ventilation, vapor control |
| Leaks | Repair envelope |
| Bulk water | Drainage, waterproofing |

---

## MEP Renovation

### Electrical Assessment
| Check | Purpose |
|-------|---------|
| Service capacity | Adequate for new use |
| Panel condition | Age, capacity |
| Wiring | Type, condition |
| Grounding | Adequacy |
| Code compliance | Safety |

### Electrical Upgrade Options
| Option | When |
|--------|------|
| Service upgrade | Increased demand |
| New panels | Capacity, code |
| Rewire | Safety concerns |
| Add circuits | New loads |

### Plumbing Assessment
| Check | Purpose |
|-------|---------|
| Pipe material | Lead, galvanized |
| Condition | Leaks, corrosion |
| Capacity | New fixture count |
| Drainage | Slope, condition |
| Venting | Adequacy |

### HVAC Options
| Approach | When to Use |
|----------|-------------|
| Reuse existing | Good condition, adequate |
| Retrofit | Upgrade components |
| Hybrid | Mix old and new |
| Complete replacement | Obsolete, inadequate |
| Mini-splits | No ductwork available |

### HVAC Challenges
| Issue | Solution |
|-------|----------|
| Low ceilings | Mini-splits, cassettes |
| No vertical chase | Create risers |
| Limited roof space | Distributed units |
| Noise | Vibration isolation |

---

## Accessibility Upgrades

### Existing Buildings
| Requirement | Extent |
|-------------|--------|
| Path of travel | 20% of project cost cap |
| Accessible entrance | Primary entrance |
| Accessible toilet | One per floor |
| Primary function areas | Per alteration |

### Priority Order
| Priority | Element |
|----------|---------|
| 1 | Accessible entrance |
| 2 | Route to altered area |
| 3 | Accessible toilet |
| 4 | Signage |

### Common Upgrades
| Element | Solution |
|---------|----------|
| Entry steps | Ramp or lift |
| Door width | Widen or replace |
| Restroom | Renovate one |
| Signage | Add tactile |
| Controls | Lower switches |

### Technical Infeasibility
| Condition | Documentation |
|-----------|---------------|
| Structural | Engineer's letter |
| Mechanical | Cost analysis |
| Historic | Preservation letter |
| Other | Code official approval |

---

## Historic Preservation

### Secretary of Interior Standards
| Standard | Focus |
|----------|-------|
| 1 | Use compatible with historic character |
| 2 | Retain historic character |
| 3 | Document changes |
| 4 | Preserve significant materials |
| 5 | Preserve distinctive features |
| 6 | Repair vs replace |
| 7 | Minimize treatment impact |
| 8 | Protect archaeological resources |
| 9 | Additions compatible |
| 10 | Reversibility |

### Tax Credit Requirements
| Credit | Requirement |
|--------|-------------|
| Federal (20%) | National Register, substantial rehab |
| State (varies) | Per state program |
| Documentation | Before/during/after photos |
| Review | SHPO and NPS |

### Sensitive Renovations
| Element | Approach |
|---------|----------|
| Windows | Repair, storm, sensitive replacement |
| Facades | Preserve, repair in kind |
| Interior features | Retain significant |
| Materials | Match historic |
| New systems | Conceal appropriately |

---

## Adaptive Reuse Considerations

### Common Conversions
| From | To | Considerations |
|------|-----|----------------|
| Industrial | Residential | Ceiling height, contamination |
| Office | Residential | Core location, light |
| Retail | Office | Facade, HVAC |
| Church | Residential | Volume, parking |
| School | Residential | Corridors, units |
| Hospital | Residential | Floor loads, MEP |

### Building Analysis
| Factor | Assessment |
|--------|------------|
| Floor plate | Size, depth, core |
| Structure | Load capacity |
| Ceiling height | Clear height |
| Facade | Window ratio |
| Core | Stairs, elevators |
| Parking | Existing, potential |

### Residential Conversion Challenges
| Challenge | Solution |
|-----------|----------|
| Deep floor plate | Courtyards, light wells |
| Limited windows | Add openings, skylights |
| Long corridors | Break into buildings |
| Floor load | Lightweight construction |
| Bathroom stacking | Vertical risers |

---

## Phasing Strategies

### Occupied Renovations
| Strategy | Application |
|----------|-------------|
| Swing space | Temporary relocation |
| Phase by floor | Complete one at a time |
| Phase by wing | Sectional approach |
| Night/weekend | Limited disruption |

### Sequencing
| Phase | Focus |
|-------|-------|
| 1 | Hazmat abatement |
| 2 | Structural work |
| 3 | Envelope |
| 4 | MEP rough-in |
| 5 | Finishes |
| 6 | Commissioning |

### Logistics
| Consideration | Planning |
|---------------|----------|
| Access | Maintain operations |
| Noise | Scheduling |
| Dust | Barriers, HVAC protection |
| Safety | Separation |
| Egress | Maintain at all times |

---

## Cost Factors

### Renovation Cost Multipliers
| Factor | Impact |
|--------|--------|
| Hazmat abatement | +5-15% |
| Historic restrictions | +10-25% |
| Phased construction | +10-20% |
| Unknown conditions | +10-25% |
| Access limitations | +5-15% |

### Contingencies
| Condition | Contingency |
|-----------|-------------|
| Good documentation | 10-15% |
| Limited documentation | 15-25% |
| Historic | 20-30% |
| Complete gut | 15-20% |

### Comparison to New
| Factor | Renovation vs New |
|--------|-------------------|
| Shell cost | Lower (usually) |
| Systems cost | Higher (often) |
| Timeline | Longer (often) |
| Unknowns | Higher risk |
| Character | Unique |
