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From Offices to Apartments: How San Francisco’s New Guidelines Simplify Adaptive Reuse

San Francisco’s Department of Building Inspection (DBI) has released a detailed set of adaptive reuse guidelines designed to streamline the conversion of office spaces into multi-family residential buildings. As part of the city’s larger 30×30 initiative, which aims to revitalize 30% of underutilized office space by 2030, these new Commercial-to-Residential Adaptive Reuse guidelines provide updated code provisions and outline potential exceptions, allowing for flexibility in office-to-residential conversions. This new approach could transform the city’s office vacancy crisis into an opportunity to create much-needed housing.

What Are The Key Updates to the DBI Guidelines for Adaptive Reuse Projects?

1. Exterior Walls and Openings Protection

In many residential conversions, exterior walls will not require significant upgrades in fire resistance due to the existing ratings of commercial buildings. However, in cases where exterior walls must meet fire-resistance standards from both sides, developers can propose alternative solutions, such as a water curtain system, to maintain compliance. These solutions need to be approved by DBI or the San Francisco Fire Department (SFFD). Additionally, projects with more windows or openings than typically allowed can apply for equivalencies, ensuring that safety standards are maintained while allowing design flexibility.

2. Seismic and Structural Requirements

For substantial alterations, compliance with current seismic and wind load standards is required. However, DBI introduces flexibility for some structures, such as concrete buildings, where reduced seismic forces may be allowed. Developers can take advantage of pending retrofit standards that reduce financial burdens while maintaining safety, particularly in buildings undergoing minimal changes.

4. Means of Egress

Converting office spaces to residential units requires adherence to current egress standards, including the number and location of exits. However, historic buildings with existing stairways or fire escapes may receive allowances to retain these features, as long as safety improvements are made. This flexibility helps avoid expensive renovations that would otherwise be required to meet the current code. This document also clarified where the California Existing Buildings Code can be applied, for example existing stairways can remain as-is if space does not permit a change in pitch. 

5. Lighting

To meet residential standards, all habitable rooms must have access to natural light. Where direct access to natural light is impractical, alternative solutions such as skylights, light courts, or indirect lighting from adjacent spaces may be used. These alternatives ensure that converted residential units meet health and safety standards while maintaining flexibility in design.

6. Minimum Unit Size

Conversions from office to residential can apply the minimum unit size typically used for new construction, rather than the larger sizes required for existing buildings. This flexibility allows for more efficient use of space and can make it easier to create smaller, more space-efficient units within existing buildings.

7. Historic Buildings Considerations

Via the State Historical Building Code, historic buildings may be partially or fully exempt from energy conservation standards. Existing fire escapes may remain as a means of egress, provided they extend to the ground and are in good working order. This code can be applied to Category A buildings and a letter obtained to show the applicability of the SHBC. 

8. Elevator Upgrades

For low-rise buildings being converted from office to residential, the guidelines offer flexibility by not requiring costly elevator upgrades to meet current standards, such as those for gurney size or Firefighters Emergency Operation. This flexibility reduces the financial burden for developers, making conversions more feasible. High-rise buildings face stricter requirements, such as the need for fire service access elevators and enhanced emergency systems, however hardship equivalencies will be offered on a case by case basis via the AB-005 process.

9. Green Building Code Exemptions

For most commercial-to-residential conversions, the San Francisco Green Building Code does not apply unless the project qualifies as a Major Alteration, which includes renovations exceeding 25,000 square feet. Larger projects must meet energy efficiency standards, while smaller projects can take advantage of the exemption to reduce costs.

10. Accessibility and Fair Housing Compliance

Converting office buildings to residential use does not automatically trigger accessibility upgrades per Chapter 11A. However, if significant additions or modifications are made, certain common areas and paths of travel may need to meet modern accessibility standards. This is determined on a project-by-project basis.

What’s Next for Developers and Architects?

These new guidelines offer developers a clearer and more flexible path for converting office spaces into residential units. By introducing exceptions, design equivalencies, and seismic retrofit options, the guidelines make adaptive reuse projects more feasible and affordable. As San Francisco continues to face a housing shortage, this framework allows developers to repurpose office buildings while ensuring safety and compliance with critical standards.

To learn how we can help bring your adaptive reuse project to life, email info@openscopestudio.com or call 415-891-0954 and get in touch with our team today.

Download Information Sheet G-29: Commercial-to-Residential Adaptive Reuse – Code Provisions Here