Colorado-Real-Estate-Journal_496437

28 / BUILDING DIALOGUE / DECEMBER 2025 ELEMENTS Adaptive Reuse What is Adaptive Reuse & Why Does it Matter? A daptive reuse is the process of re- habilitating and repurposing an existing building for a new func- tion, while retaining its original character and architectural features. It has become increasingly popular recently due to vari- ous societal and economic factors. As our towns and cities morph and age, some buildings and structures outlive their original function and are left aban- doned. These buildings often occupy de- sirable locations for businesses and living accommodations, but they are outdated and sit in various states of disrepair. Several incentives exist that make the adaptive reuse ap- proach attractive for these buildings. First, local jurisdictions are adopting building and municipal codes that emphasize sustainability, waste reduction, historical rehabilitation, and recycling of building materials. Second, certain tax incentives are available for buildings that meet the adaptive reuse crite- ria. And third, reuse provides significant cost savings in build- ing materials, which is even more favorable in today’s fluctu- ating business landscape. In 2024, the cost of rehabilitating an existing building aver- aged $425 per square foot. The cost of new building construc- tion during that time was around $550 per sf, not including the cost of demolition, which can be as high as $150 per sf. The rehabilitation and repurpose approach tackles the is- sues many communities, large and small, face, such as vacant buildings and disrepair, while breathing new life into struc- tures and the surrounding community. This is all done at sig- nificant cost savings compared to the traditional tear-down and replacement construction process. n Adaptive reuse and structural design. So, where does the process begin to make an adaptive reuse project success- ful? These buildings often have one or more structural issues that need to be addressed for safety and to accommodate new building features and loading conditions. The structural design portion of adaptive reuse can be exten- sive, depending on the age and condition of the building and the extent of changes being made to it. Unlike new construc- tion, where a structural engineer focused on new building design would be engaged, these projects require a good back- ground in both new design and existing buildings. In terms of existing building experience, an engineer who regularly works with the International Existing Buildings Code is key. This code provides regulations specifically for the repair, alteration, addition, and change of occupancy in exist- ing buildings. Engineers who work strictly in new building design focus on codes for new buildings only and will be less familiar with the IEBC. There’s no singular process for adaptive reuse projects, as each is unique. For example, from a design standpoint, it’s often much easier to remove existing elements and replace them with new materials; however, this is not always neces- sary. Understanding of archaic assemblies and structural sys- tems is important. It’s possible that the existing system, even at 100 years old, is operating fine and may only need some re- dundancies put in place. The design team requires creative and “out-of-the-box” thinking to find the balance between replacing and reusing the existing structural components. n Is adaptive reuse the right choice for you? When con- sidering adaptive reuse of a property, several factors should be weighed: 1. AHJ requirements: What is the Authority Having Jurisdic- tion going to require from you for a new building versus reha- bilitation of an existing building? 2. Building codes: Are you changing the occupancy or classifi- cation of the building? Will you be required to bring the whole structure up to the current code or only certain as- pects of the building that you are modifying? 3. Repairs needed: A structural engineer’s pre- liminary investigation of the building will provide you with a rough estimate of the scope of repairs and alterations that will be re- quired to stabilize and re- habilitate the structure. 4. Tax incentives: Engage an architect with experi- ence dealing with histor- ical building tax credits. They will be able to identi- Scott Hargrove, MS, PE Director of Engineer- ing, Knott Laboratory Rathbone Hotel exterior before Rathbone Hotel exterior after