I am thinking about purchasing a commercial building in the West Kootenays. Presently, there are three different companies using the building as office space. I want to change these suites to residential apartments. I know that there will significant renovations involved but I’m wondering if there may be other issues I should anticipate before I go through with this deal.

In any building that is renovated without additions to the building footprint, the process is pretty straightforward. But when you change the use of a building from one type of commercial use to another, such as commercial offices to residential apartments, there are many considerations that you should research before you proceed.

For instance, you should check with the municipality (or regional district) to confirm that the use you are proposing is a “permitted use” in the zone in which this building is constructed. For instance, some commercial zones limit or prohibit residential uses. If lengthy processes do not deter you, rezoning is an option, but there are no guarantees the application will be approved. As well, a site environmental review may be required.

Assuming that your change of use is permitted in this zone, you should be prepared for a long list of Building Code upgrades to the building that you might not have anticipated. For instance, when you change an office to a residence, the Building Code assumes that people will be sleeping in the building (not just at their desks). So fire separations between suites increase in their ratings and pubic corridors or separate suite exits come into play. Depending on the number of suites, a fire alarm system may be required. Upgrade to stairwells, stairs, building water / sewer service pipe sizes, electric panels, hot water tanks, insulation levels in walls and ceilings, window upgrades, bathroom / kitchen exhaust fans, and GFI outlet upgrades are among a long list of possible Building Code requirement you may anticipate. For a specific list of requirements you may want to consult with a Code certified inspector prior to your purchase so you are not surprised with a list of unanticipated requirements after you have purchased the building.