What Is Adaptive Reuse Architecture and Why It's Important

In architecture, adaptive reuse (also called building reuse) refers to the repurposing of an existing structure for new use. For example, converting an old church into a restaurant, an old train station into an office space, or an old windmill into a home. Adaptive reuse architecture breathes new life into historic structures by converting them into something useful for the surrounding are, like low-income housing, student housing, community centers, or mixed-use creative venues. Commercial real estate developers most commonly handle adaptive reuse projects because they have the financial means and construction expertise required to renovate these structures successfully.

Adaptive reuse is important for a community because it:

• Maintains cultural heritage. In communities with historic architecture, adaptive reuse is a form of historic preservation. It restores culturally significant sites that would otherwise be left to decay or demolished to make room for new buildings or parking lots.
• Slows urban sprawl. When builders search for new construction sites, they must often choose land further outside of a city center since the land within a city is usually claimed by old buildings or more expensive real estate. This fuels the process of “urban sprawl,” a term for the unrestricted expansion of urban areas, contributing to air pollution and other environmental impacts, dangerous traffic patterns, higher infrastructure costs, and social isolation. Adaptive reuse offers a counter to urban sprawl.
• Creates a new community beacon. Adaptive reuse architecture is functional and often incredibly beautiful. For example, the Tate Modern art gallery in London is housed in a building formerly known as the Bankside Power Station, a decommissioned electricity plant. Taking an adaptive approach allowed builders to create a unique and beautiful art gallery that is now a new cultural beacon in the city.

Adaptive reuse is an excellent option for many building projects because it can:

• Lower construction costs. When compared to traditional building projects, adaptive reuse has several significant financial advantages and cost savings. On the whole, adaptive reuse uses more labor than it does building materials, and while material costs have skyrocketed in the last few decades, labor costs have increased only slightly. Adaptive reuse also forgoes all demolition expenses, which are often expensive and a significant portion of a construction budget. Local tax incentives and federal historic tax credits for adaptive reuse of buildings ease budget concerns for builders repurposing historic buildings.
• Speeds up construction. Building a new structure usually takes significantly longer than rehabbing an existing building. Many spaces in an old building may be habitable after only minimal refurbishment, so even if the project is still ongoing, owners can open parts of the building for business.
• Popular with the community. Creative adaptive reuse projects are an incredibly popular option within communities because people enjoy the historical preservation of significant buildings in their neighborhood and new unique landmarks. If you’re a commercial builder, reusing an older building can be a key factor in driving customer interest to your establishment, whether it’s a restaurant, an apartment building, or a shopping mall.

Whether you’re an aspiring homeowner looking at an unconventional building or a commercial builder ready to turn an old historic landmark into something new, here are the general steps:

1. 1. Assess the building. Hire a professional to assess the old structure to ensure it’s a good candidate for adaptive reuse. It may be tempting to skip a formal analysis to save on costs, but moving forward with an adaptive reuse project without adequately assessing the building can lead to excessive hidden costs and even dangerous workplaces if the building isn’t structurally sound. Along with the assessment, you should research local zoning laws to ensure your idea is viable.
2. 2. Survey the neighborhood. While considering whether the building is the right fit for your project, you should also survey the area around your location. Will the community be interested in the type of building you’re planning? Consider pedestrian patterns, transportation options, and surrounding homes and businesses before signing off on the project.
3. 3. Determine the budget. While adaptive reuse has lower costs than building from the ground up, it can be expensive. You need to have a contractor estimate how much your project will cost, and then you can determine whether or not those costs align with your ideal budget.
4. 4. Hire the right team. Adaptive reuse is not a DIY field—professionals will need to work on every facet of the project. A restoration contractor and a design professional (preferably an architect or architecture firm specializing in adaptive reuse) are essential in a restoration project. If your project is focused on a historic building, you may want to consult a historic conservation professional or even the local preservation office to determine if any of your changes harm the historical integrity of the structure.
5. 5. Create plans. With your team, it’s time to create the official plans. During the planning process, determine what elements you’ll reuse or replace, from the roof to the doors to the windows to the walls. In the best adaptive reuse projects, every element that can be reused is reused to respect the building’s historic features and materials (as well as any unique features). During your design process, consult the building’s repair history to determine which areas have been recently fixed or consistently degrade.
6. 6. Begin construction. Once plans are finalized, it’s time to begin construction. When working with an old building, it’s essential to take special care to avoid damaging or destroying viable materials. Avoid harsh surface treatments or haphazard demolition approaches—these can irreparably damage parts of the building that you may want to be visible in the finished product.

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