How to Convert an Office Building into a Life Sciences Lab

With laboratory space in high demand among life science companies and a decreased reliance on traditional office space, an emerging trend is converting existing offices into research labs.

A CBRE report states that office-to-lab conversions amounted to 9.9 million square feet of new construction in the 12 largest U.S. life sciences markets at the end of 2021, up 49% from the beginning of the year. Ground-up lab construction increased by 42% in comparison.

However, repositioning offices to life science labs is a complex process that requires implementing significant upgrades to meet specific life science regulations and compliance standards.

In this blog, you will learn the vital considerations to take for completing a successful adaptive reuse project and how to leverage the ongoing need for life sciences buildings.

Table of Contents

Market Opportunities for Office-to-Life Science Conversions

Younger Americans are becoming more aware about health and wellness. With rapid medical breakthroughs post-pandemic and the commercialization of University-level science research, the demand for life science laboratories has further heightened.

To fulfill this burgeoning demand amidst limited inventory, tenants and landlords are following the trend of converting vacant office buildings into high-tech labs.

Life sciences lab space conversions are a preferred alternative to new construction in the three core markets for biomedical research: Boston-Cambridge, San Diego and the San Francisco Bay Area. Biotechnology expansions are high in these markets because of strong demand, lab shortages, high vacancy rates, and lengthy development review periods, supported by ample government funding and venture capital.

Researchers at Houston-based Hines predict a 33-50% rise in demand for life sciences building over the next decade. This equates to almost 45-65 million square feet of new demand over the current life science inventory of 131 million square feet.

Landlords and occupiers must assess the local opportunities and market trends so that they can tap into the industry requirements and optimize resource utilization.

Benefits of Converting Existing Office Space into a Life Science Facility

Converting an existing office building into a life science building comes with various advantages over new construction, including:

Office-to-lab conversions take shorter construction timelines (18 months vs. 2-3 years)
Involve the conversion of approximately 50% or less of the building
Produce higher rents than ground-up life science facilities
Permits and zoning approvals are easier to obtain
During the conversion, the life sciences building can be partially leased by the tenants which generates additional income
Tax and incentive programs support life science businesses, leading to cost savings
Promotes sustainability as using existing building’s structure minimizes waste and carbon footprint

Ground-Up Labs vs. Office Converted Labs

Key Considerations for a Successful Office-to-Lab Conversion

Before starting your life science conversion project, examine the feasibility of the existing facility. Gathering information about the current conditions of the space, for example, floor-to-floor/ceiling height, load capacity, structural design, mechanical and plumbing systems, and fire and safety conditions is essential for the project’s success.

Assessment studies are important to identify necessary upgrades and remedies, which can add costs and timelines to the project. Below are the major considerations for converting an existing commercial office into a life sciences lab.

Location

Major biotech labs are established in what are known as “life science clusters”, that generally develop nearby research institutions and universities. Startups can take advantage of potential employees and resources easily available in these locations.

Some of the leading clusters within the U.S. include:

The Greater Boston Area
Raleigh-Durham in North Carolina
San Francisco on the West Coast
The Twin Cities of Minneapolis-Saint Paul in Minnesota

Other factors to consider while picking the ideal location for your life science lab are proximity to an educated workforce, housing, security, transportation, and access to lifestyle amenities.

Type of Tenants

A life sciences building will meet tenancy demands only when developers identify the space requirements of local organizations and understand the market preferences of that area.

For instance, your market could involve state-of-the-art research facilities with a large floor space of 100,000 square feet designed for established pharmaceutical companies, however, spaces for startups remain unavailable. Here you can fill the market gap by constructing 10,000 square feet of life science laboratories near academic centres, STEM talent, or other institutions.

Investors should also research what kind of laboratories are needed. Nowadays biotech labs are a combination of multiple R&D, from bioinformatics and clinical research to bioengineering and pharmaceutical science. Every research and development has unique specifications with 50% of the space allocated for office use.

Zoning

Zoning regulations for life science buildings may not necessarily be the same as office spaces. For example, those operations with cGMC can fall under industrial or light manufacturing zoning categories. While an R&D Lab use could be different from a General Lab use.

So, it’s necessary to understand such subtle variations and how the new laboratory will be classified. If the intended use of the property does not comply with the local zoning ordinance, then the converted property needs to obtain a Change of Use or Special Permit.

Likewise, single-use vs. multi-use buildings can trigger different aspects of the zoning code. Have your legal team conduct a comprehensive review of the zoning regulations applicable to your area before starting the conversion project. Remember, obtaining a Change of Use or Special Permit may cause delays and additional expenses in the life science project.

Code Compliance

Life sciences research laboratories that perform experiments with chemical, biological, or radiological material are required to ensure safety and code compliance. Occupancy classification for laboratories can range from office occupancy with control zones, low-hazard to high-hazard occupancy. There are defined codes related to fire safety too. For example, a business (B) occupancy higher than 7 stories can have only 5% flammable chemicals in a maximum of two control areas.

A change in occupancy or use may trigger modifications or upgrades to comply with building codes such as egress and fire protection systems. Thus, your commercial real estate developer needs to seek approvals for executing building modifications. For example, changing the external facade for better ventilation or providing loading docks and utility yard space to receive, store, distribute, and dispose of hazardous materials.

Building Type and Design

Prefer steel frame structures over reinforced concrete buildings as they are difficult to convert. Ideally, buildings with lesser storeys and larger floor plates in flexible zoning districts are more favorable for life sciences conversion than high-rise urban buildings with narrow floor plates.

Structural Requirements

Structural bays for life sciences facilities are modules between 10 feet 6 inches and 11 feet wide. Deep bays are between 32 and 45 feet for open labs.
Floor-to-floor height of 16-17 feet allowing heavy ductwork and air exhaust vents. Floor-to-ceiling can be 13-15 feet clear heights.
Floor-to-roof loads of a life science laboratory must support 100 pounds per square foot. Evaluate the roof’s adaptability for carrying heavy HVAC and check the zoning for roof screening of the larger units.
Many laboratory bays are based on an 11-foot module, hence, column spacing of 22, 33, or 44 is ideal.

Building Infrastructure

Ensure structure can withstand 100-200 lbs/sf live load.
The floors require a live load capacity of at least 100 pounds. Additional 25 pounds per square foot of load capacity for partition walls.
Loading dock capacity must be at least 8-10 feet wide with floor load capacity of 200 per square foot.
The structural frame with vibrations at or less than 2,000 MIPS (micro inches per second).
Sensitive devices for life science research like electron microscopes need low levels of structural vibration. Typically slab on grade will meet the criteria but upper floors may require strengthening solutions like spreader plates, analytical benches, or active dampening systems.

Elevator Specifications

Life sciences buildings require at least one elevator large enough (8 feet) to handle bio-safety cabinets and fume hoods.
The existing office building should accommodate a separate freight elevator for transporting heavy supplies and materials.
Lift capacities should range between 4,500-5,000 pounds.

Mechanical, Electrical, and Plumbing (MEP)

Mechanical systems in a life sciences facility differ significantly from a commercial office. They may entail vacuums, reverse osmosis skids, ultra-pure water supply, liquid nitrogen lines for cryogenic storage, or bulk liquid provision for specialized research.
Not just that, MEP use in a life sciences laboratory is 5 times typical office building. Hence, it requires additional or upgraded infrastructure, plumbing, and exhaust systems.
Standard life sciences building requires a minimum of 16-20 watts per square foot of electrical energy while a commercial office requires 6 watts per square foot.
Every life sciences lab should include emergency generators and an uninterruptible power system (UPS) useful during power outages.
Emergency power should be 3.5 watts per square foot or more.
Inspect whether the roof or adjacent ground space is available for HVAC, plumbing and emergency power equipment.
Centralized core electrical and plumbing systems for equal power distribution.
Installation of an acid waste system for wet lab benches if necessary.
Review the lab requirements; consider expanding chilled and hot water infrastructure.
Installation of gas lines and additional plumbing.
Integrate robust network cabling, data collection sensors, low voltage systems for lab control, and building management systems (BMS).

Heating, Ventilation, and Air Conditioning (HVAC)

Life sciences HVAC requires 2.0 CFM/USF (cubic feet per minute per usable square foot) compared to 0.3 CFM/USF for an office building. Hence, air handling capacity may necessitate an upgrade.
Updating an existing office building for new lab space may involve cutting holes in the floor to support additional ventilation shaft space and installing new rooftop air handlers.
Ensure there are adequate interior wall and ceiling access points for the structure’s capacity.
Unlike commercial offices, air cannot recirculate in a laboratory. Thus, life science spaces should install large exhaust fans and rooftop equipment for adequate exhaust dispersion.
Lab makeup air handling units: 100% OA system.
Lab exhaust air handling units: 1.5 – 2.0 cubic feet per minute per square foot (cfm/sf)
Lab ventilation should be a minimum of 6 air changes per hour in a life science building compared to 2 in office spaces. Labs with equipment releasing intense heat may increase 10-12 air exchanges per hour.
Cleanrooms and Biocontainment Labs such as BSL-3 (Biosafety Level 3) or BSL-4 labs, must maintain positive pressure, meaning no outside air can enter the space.
Review if there is a need for roof screening of HVAC equipment.
Considering window and wall double-glazed insulation for temperature control in sensitive laboratory testing.

Fire, Egress, and Safety Requirements

A life sciences lab needs to address more complicated fire and safety risks than a general office as it contains flammable and hazardous materials like oxygen, liquid nitrogen, etc.
For that purpose, arrangements need to be made for special storage cabinets, fume cabinets, and storing hazardous materials on the ground or lower floors.
Compartmentalizing labs into small spaces to keep hazardous material quantities below acceptable limits.
Installing or upgrading smoke detection, shut-off, and fire alarm systems.
Updating HVAC for proper air distribution and prevention of cross-contamination.
Providing eye wash stations and safety showers. Use of personal protective equipment (PPE).
Dedicated spaces for the disposal and removal of waste materials.
Abundant ventilation and air circulation in chemical labs.
Ensuring enough space around the loading dock for receiving/distributing supplies and waste.
Clear pathways, doorways, or access panels for equipment rigging.

Multi-Tenant Use Considerations

In present times, many life sciences hotspots are witnessing an escalating demand for smaller laboratory spaces usually found in multi-tenant facilities. One of the most critical considerations is the flexibility of a building’s floor layout. Ideally, laboratory bays have an 11-foot module, meaning column spacing of 22, 33, or 44 is appropriate. However, partnering with a skillful commercial construction company will provide you with a flexible floor plan even if the column spacing isn’t ideal.

Given the fact that mechanical and electrical infrastructure must be separated from each other, lab support infrastructure can be shared among different tenancies. For example, standby power, RODI water, CDA, vacuum, and PH neutralization. This largely helps create space and cost efficiencies.

Multi-tenant office building conversions with existing non-life sciences tenants in occupancy pose several challenges. For example, construction processes disrupt tenant access, barriers caused by material storage, tenant parking spaces obstructing construction trailers, and others. These problems can compel existing tenants to initiate legal action. So, landlords must build a mutual understanding with them and be prepared to address any challenges.

Communal Amenities

Offering modern amenities to the science teams helps foster collaboration and innovation, leading to revolutionary discoveries. Owners should interact with their team of life science researchers while planning the types of amenities they want for unwinding.

Amenity spaces in a life sciences building may look like:

Gymnasiums
Yoga/Pilates rooms
Meditation rooms
Cafeteria or restaurants
Terraces or atriums
Break rooms
Game zones
Showers

Make sure there is plenty of access to natural and fresh air so that scientists can work in a healthy work environment.

Hiring the Right Professionals

A successful life science conversion isn’t feasible without a team of professionals experienced in the sector. Hiring the right commercial general contractor specializing in life science projects can help bring excellence in the designing, construction, and permit-related processes. As a landlord or occupier, look for professionals who can devise creative solutions for various challenges typical of life science construction.

In addition, seek consultation with a trusted advisor and develop laboratory standards for all your future projects. These lab standards can be anything from fume hoods, ventilation rates, and MEP fixture selection to material finishes, laboratory benches, and so on.

Examples of Real-Life Office-To-Lab Conversions

95 Greene, Jersey City

95 Greene in Jersey City was transformed into a cutting-edge life sciences building. Previously a Class-A office building, this 350,000 sq. ft. facility now boasts lab-ready capabilities with major upgrades like mechanical systems, HVAC, and a rooftop generator.

With ample power resources, the building offers 13 to 15 foot ceiling heights, secured interior loading docks, an on-site power generator and flexible floor plates. Onsite underground parking is available for 125 vehicles. This successful office-to-lab conversion exemplifies adaptive reuse.

401 N Broad, Philadelphia

Biomeme, Inc. selected 401 N Broad, a historic data center colocation building in Philadelphia and converted it for their new life science headquarters and manufacturing facility. The office building had sufficient structural capacity, ideal heights, column spacing, generators, a freight elevator shaft, and other essential utilities.

However, the commercial construction company faced the challenges of historic commission approvals, lab placement, providing lab infrastructure like acid neutralization, make-up air, and exhaust fan capacity, and hazardous materials storage.

With solutions in place, Biomeme successfully shifted within 14 months, amid the pandemic, and received the 2021 Office Deal of the Year award from the Philadelphia Business Journal. This office-to-lab conversion example blends modern functionality with industrial heritage.

(Source: Stradallc)

West End, Fulton, Chicago

West End on Fulton, a 14-story landmark in Chicago’s Fulton Market district, was repurposed from an office space to a laboratory-ready environment. Trammell Crow Company collaborated with reputable design professionals to optimize lab infrastructure, electrical systems, emergency power, and chemical storage solutions.

The building encourages wellness with abundant natural light and promotes community interaction through its View Dynamic Glass, an engaging streetscape. Fulton Labs at West End is now thriving with top life science companies, representing a mix of design and function.

(Source: CRB Group)

Conclusion

Repurposing commercial office buildings into life sciences laboratories is faster and more financially profitable than ground-up construction. Owners and real estate developers must begin with understanding the facility’s existing conditions so that necessary upgrades are considered and implemented, matching the life science industry’s standards. Experienced commercial construction firms can help owners ensure that their repurposed lab has flexible infrastructure to accommodate present and future life science research needs.

If you are planning to transform your workspace and establish a cutting-edge laboratory research facility, consider working with Constructive Solutions, Inc. Our team is more than capable of helping you find success with your office-to-lab conversion project.

FAQs

What are the different types of life science labs?

Life science laboratories can be Wet labs, Dry labs, Production labs, Analytical labs, and Biosafety labs.

How much is the cost of converting an office building into a life science lab in the San Francisco Bay Area?

An office-to-lab conversion in the San Francisco Bay Area can cost between $400 and $600 per square foot.

What is the expected timeline for life science building conversion?

The conversion project timeline depends on its complexity, company needs, permitting, material procurement, and other factors. Generally, the life sciences project could take 12 to 18 months.

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