In the post-pandemic landscape, office building vacancies have continued to surge across the DMV area. Building owners and developers are increasingly compelled to modernize and explore alternative uses for their properties to ensure profitability and meet the evolving needs of today’s users.
Before discussing the specifics of converting an office building into a medical office building, it's essential to understand that, from a building code perspective,"office" and "medical office" both fall under the same Business (B) occupancy classification. This means that a conversion between these two uses does not entail a change in the building's primary use. However, from a zoning perspective, many jurisdictions distinguish between a standard and a medical office building, which can impact the conversion process.
Building renovations require all new work in the facility to comply with current building codes. Existing non-compliant conditions that remain unaltered do not necessarily require improvement to meet current building codes, depending on the extent of the renovations and the level of alteration with regards to the existing building code. However, it is conceivable that a complete renovation and conversion of an entire office building to a medical office building will require that all egress components of the building, including the entirety of the building’s common areas and tenant spaces, are reviewed to comply with current Building Codes.
It is important to recognize that every building and situation is unique. The following list highlights key considerations for building owners and developers when converting an office building into a medical office building:
Location—While patients previously preferred medical offices near their workplaces, today’s hybrid working environment has shifted demand towards suburban or semi-urban areas closer to home. The surrounding demographic will influence the types of medical users attracted to the location and the project's viability. Additionally, proximity to public transportation is critical for certain medical practices and their patients.
Site Access—Access to and throughout the building site is vital for a successful conversion. Medical offices experience constant patient flow throughout the day, often beyond standard business hours. Therefore, ease of access and ample parking are critical. Medical office buildings typically require higher parking ratios than standard office buildings, with some jurisdictions mandating a minimum of 5 spaces per 1,000 square feet of building area. Consideration should also be given to the building’s loading access, ideally with a covered or internal loading dock. A prominent, covered patient drop-off and pick-up area can also be crucial for many medical uses.
Accessibility—Regardless of the renovation scope, all building components must comply with ADA standards for accessibility. This includes ensuring that existing conditions meet ADA requirements and that all new elements, including tenant spaces, are designed to current standards. Accessibility considerations typically focus on three categories. 1) Accessible entrance to the building site, including parking and primary public building entrances. 2) Access to goods and services within the building (access within and throughout the building). 3) Access to public toilet facilities within the building.
Life Safety—Ensuring the life safety of a building’s occupants is paramount in any architectural design project. Older buildings, especially those built before the 1980s, may not meet current life safety and egress standards. The building's construction type, height, sprinkler and fire alarm systems, and egress components are key considerations for review. The separation of egress stairwells is a critical factor, and various floor plans should be evaluated to ensure they meet the life safety needs of a variety of potential medical tenants.
Elevators—Modern building codes require at least one elevator to accommodate an ambulance stretcher measuring 24 by 84 inches in the fully open position. Older buildings, particularly those constructed before 1975, may not meet this requirement. Building owners aiming to attract specialty medical tenants, such as those in ambulatory surgery, may want to exceed the minimum code requirements to better suit their needs.
Ceiling heights—While standard medical offices may not require different ceiling heights than typical office spaces, specialized care and equipment often necessitate higher ceilings and more complex above-ceiling utility work. For example, an ambulatory surgery center may require ceiling heights of 9 feet or more, compared to the typical 8-foot ceiling, to accommodate advanced equipment and lighting, plus substantial utility work above the ceiling.
Utilities—Converting an office building to a medical office typically involves significant utility upgrades. Medical offices generally require more electrical power, a more robust sanitary system, and specific mechanical designs. Before committing to a conversion, attention should be given to the building’s current electrical capacity, sanitary sewer line size, mechanical system age and capacity, and fire protection systems. Some medical tenants may also require emergency backup generators. All will have a substantial impact on the building’s overall sustainability and LEED certification, which should be viewed as a priority for substantial building repositioning projects.
Building Envelope—The building’s thermal envelope and overall energy performance are important considerations. While major alterations to the building envelope may not be necessary, certain modifications will likely be recommended to enhance the patients’ experience and improve building entrances. Particular attention should be given to the age and condition of the building’s windows and roof with consideration for replacement to improve the building’s energy performance.
At Interplan, we have a proven track record of successfully guiding building owners and developers through the complex process of converting office buildings into medical office buildings. With our deep understanding of both the technical and regulatory requirements, we provide tailored solutions that address the unique challenges of each project. We take pride in delivering high-quality designs that meet the needs of today's medical tenants while maximizing the value and profitability of your property. When you partner with Interplan, you can trust that your project is in capable hands, backed by years of experience and a commitment to excellence.
