Turning office buildings into housing sounds straightforward. In practice, many of these projects are proving harder to complete than expected.
At a glance, the logic makes sense. Many cities have underused office space, while demand for housing remains high. Converting one into the other seems like an efficient solution. But once projects move past the idea stage, a different set of challenges begins to emerge.
A major issue is building layout. Office towers are often designed with large floor plates, meaning the distance from the centre of the building to the windows can be too wide for residential units. Apartments need natural light and ventilation, which limits how much of the space can actually be used.
Mechanical systems are another constraint. Plumbing, ventilation, and electrical systems in office buildings are not set up for residential use. Retrofitting them can require extensive changes, sometimes approaching the cost of new construction.
There are also structural considerations. Floor heights, elevator placement, and core layouts can make it difficult to divide space efficiently. Even when a building appears suitable from the outside, the internal structure may not support a practical conversion.
Costs add another layer. While conversions avoid some of the expenses of building from scratch, they introduce others. Demolition, redesign, and system upgrades can quickly add up, especially when unexpected issues are discovered during construction.
Because of this, not every building is a good candidate.
Developers are becoming more selective, focusing on properties where the layout and systems are closer to what residential use requires. This narrows the pool of viable projects and slows the pace of conversions.
Cities are still interested in these projects, and some are adjusting regulations to make them easier. Even so, the physical limits of existing buildings remain.
What is becoming clear is that converting office space is not a universal solution. It works in certain cases, but it depends heavily on the details of each building.