Office-to-Residential Conversions
Older office buildings across downtown Chicago are being converted into apartments, and 3F Construction is building several of those conversions right now. We work with developers from early feasibility through final punch, turning vacant office floors into studios, one- and two-bedroom apartments while preserving the details that make older buildings worth keeping.
At The Smith at 223 W. Erie in River North, 3F is the general contractor converting 24 largely vacant office suites in a seven-story, late-1800s loft building into 66 apartments, with ground-floor retail tenants staying open during construction. At Birken Lofts, 401 W. Ontario, the former 1905 headquarters of S. Birkenstein and Sons is becoming 57 residences that keep the original heavy timber structure, brick and arched windows.
Our team is led by real estate developers, so we look at a conversion the way an owner does: what it costs per unit, how long it takes, and what the finished apartments will rent for.
What Makes an Office Building Work as Apartments
Not every office building converts well. Early in preconstruction we evaluate floor plate depth and window spacing, which determine whether every bedroom can get natural light; the path for new plumbing risers, kitchen exhaust and in-unit laundry venting; structural capacity for new loads and rooftop amenities; and the egress, fire protection and accessibility upgrades required for residential occupancy. We also identify existing elements worth saving, from timber beams and masonry walls to fire escapes and storefronts.
Getting those answers early keeps budgets and schedules realistic and helps owners evaluate incentives such as historic tax credits. During construction, 3F uses direct material procurement, production techniques refined over thousands of multifamily units, and web-based tools such as Procore so owners get clear reporting from demolition to turnover.
Office-to-Residential Conversion FAQs
Does 3F build office-to-residential conversions?
Yes. 3F has several conversions under way, including The Smith at 223 W. Erie (66 apartments) and Birken Lofts at 401 W. Ontario (57 residences), both in River North.
How do I know if my office building is a good conversion candidate?
Buildings with narrower floor plates, good window lines, workable plumbing paths and sound structure tend to convert best. 3F can review a building with you during preconstruction.
Can ground-floor retail stay open during the conversion?
Often, yes. At The Smith, the ground-floor commercial tenants remain open while the upper office floors are converted to apartments.
Can a conversion add rooftop amenities?
Often. The Smith and the Boylston Building Lofts both include shared rooftop decks. What is possible depends on the existing structure and zoning.
Do office conversions qualify for incentives?
Some do. Older buildings may qualify for historic tax credits, and the City of Chicago has supported certain downtown conversions. We help owners understand how incentive requirements affect construction scope.
