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Building Design for Animals
Article by Dave Gasser, AIA, NCARB
Building Conversions: Potential Pitfalls and Challenges
Thinking of converting a building? It can save money but there are hidden challenges to watch out for that could cost you more in the long run!
"Adaptive reuse" transforms existing buildings for new purposes, presenting both exciting rewards and potential risks. When it comes to considering a building to convert into a veterinary hospital, thorough due diligence, a strategic plan, and expert guidance are essential to successfully unlock the inherent value and breathe new life into an old structure.
In this Part 2 of our Building Conversions series, we will explore the possible trials that might come up with a building conversion, and what to look for in a building to convert.
[Read Part 1 of this series to learn about building conversions and their benefits: Building Conversions: Diamond in the Rough.]
Potential Deal Breakers
While there are plenty of pros to be had when converting a building, there are cons that should also be considered before committing to purchase and moving forward. These challenges could lead to more time, effort and expense and could turn your purchase of an old building from a cost saving option into a money pit.
Inadequate from the Get Go: One of the great things about going with a building conversion is saving time and money on what's already there, but if what's there is inadequate for a veterinary practice, such as vertical clearances that are too low for the required HVAC systems, or utility mains that can't handle the needs of a veterinary hospital, then you could lose out by having to spend too much adapting the building for your needs.
A Messy Interior: Generally speaking, the more open and undeveloped the interior of an old building is, the less costly it is to renovate. Most of the time what's already there isn't in the right location or useable and the less costly thing to do is demolish everything inside rather than selectively tear down pieces and parts. Excessive columns, bearing walls, and immovable objects like bank vaults or underground storage tanks can limit the design and make a building conversion more difficult.
There are other items to consider when it comes to a building conversion for a veterinary hospital, things like required code upgrades, zoning, the size and shape of the building you're looking to buy. All of these items should be carefully considered and addressed prior to committing on any building purchase.
Evaluating a Building for Conversion
So, what makes a good building candidate for conversion? When evaluating a property for reuse one of the main things to do is to keep an open mind. Here at BDA, we have successfully converted all sorts of building types into veterinary hospitals: restaurants, movie theaters, retail shops, banks, grocery stores, muffler shops and warehouses; your new veterinary practice really could be waiting in any manner of vacant building you may come across in your search.
Items to consider when evaluating a possible building are:
Location: Does the location work for you and your clients? What are the visibility and access like?
Size: How big is the space you'll be working in? How big of a space do you need? You certainly don't want to move an overcrowded practice into a smaller space, but can your business also support a large scaling up if you go too big?
Quality of the Structural Shell: Is the building sound? Get expert opinions and a good inspection to make sure that the empty building you're buying is vacant, not derelict.
Cost: It's important to know what you can afford and what adapting your building is going to cost. It does no good to invest in a building without also having the budget to improve it for your needs.
In conclusion, while building conversions offer the allure of cost-effectiveness and unique character, potential pitfalls such as inadequate infrastructure, challenging existing structures, and unforeseen code requirements can significantly impact the project's timeline and budget. Careful evaluation, considering factors like location, size, and the building's structural soundness, is crucial to ensure a successful conversion and avoid turning your dream project into a financial burden.
