Old walls, new homes

Across the United States, cities are grappling with housing shortages and the challenge of revitalizing underutilized spaces. Vacant malls, abandoned factories, shuttered schools, and empty churches often sit idle, wasting valuable potential. But these structures don’t have to remain relics of the past. Through adaptive reuse, we can transform them into much-needed housing and thriving economic hubs.

What’s exciting about adaptive reuse is that it appeals to everyone, regardless of their priorities. Whether the focus is on creating jobs, maximizing existing infrastructure, or providing housing solutions, adaptive reuse offers a practical, forward-thinking path. It’s a win-win—except for the tumbleweeds, which, as someone living in New Mexico, I’ve seen my fair share of. There’s even a joke here that the tumbleweeds might be looking for affordable housing too—but zoning would probably block them.

Economic development in action

Adaptive reuse is a proven driver of economic growth. Repurposing old structures into housing or mixed-use developments generates jobs during construction and creates lasting economic activity by attracting businesses and residents to revitalized areas. It’s also far more cost-effective than building from scratch, and the environmental benefits are substantial. Repurposing existing buildings can reduce embodied carbon emissions by up to 50 percent compared to new construction. (Architecture 2030)

Take Redlands, California. The defunct Redlands Mall is being reimagined as State Street Village, a walkable district combining context-sensitive housing solutions and retail. This transformation not only addresses local housing shortages but also creates economic opportunities, showcasing how adaptive reuse can breathe new life into underused spaces while preserving the community’s character. Learn more at Smart Cities Dive.

Similarly, in Dayton, Ohio, the historic Longfellow School was converted into affordable housing, balancing preservation and modern needs. These projects demonstrate that adaptive reuse isn’t just a tool for solving the housing crisis; it’s also a catalyst for sustainable economic development. (ma+ design)

And here’s where I have a personal connection: Philips Square in Winnipeg, Manitoba. As the design architect, I witnessed firsthand how converting a historic Anglican Church into a six-unit apartment building saved a heritage structure from demolition while adding new homes to the neighborhood. However, the project also highlighted how zoning can be a significant hurdle to success. Even though the project implemented all of the goals outlined in the city’s policy documents, it required a conditional use permit and numerous variances since the contemporary setbacks were suburban and the building was constructed in 1904.

The nave and transept of the church have been converted into a single unit that maintains the pulpit and the historic pipe organ. The residents of this apartment are also the building owners and developers. One of the greatest struggles of the project was the lengthy permitting process—so long, in fact, that Canadian interest rates doubled during the interim, threatening the project’s viability.

A practical approach to shared challenges

One of the reasons adaptive reuse resonates with so many is its practicality. It’s a solution that focuses on making the most of what already exists. For those who value fiscal responsibility, it’s a smart choice—repurposing buildings is often cheaper and less resource-intensive than new construction. Explore office to housing conversion trends in this ULI study. For those prioritizing sustainable and equitable development, adaptive reuse reduces construction waste, preserves historic structures, and opens up housing opportunities without displacing current residents.

At the national level, tools like Low-Income Housing Tax Credits (LIHTC), HUD grants, and state-level historic preservation programs provide essential support for adaptive reuse, ensuring these projects remain feasible for a range of developers. Since its inception in 1986, the LIHTC program has facilitated the development and preservation of over 3.6 million affordable housing units across more than 49,000 projects nationwide. Learn more about LIHTC’s impact here.

This substantial contribution underscores LIHTC's pivotal role in expanding affordable housing through adaptive reuse initiatives.

Policy ideas for success

City planners and elected officials have critical roles in making adaptive reuse successful. It starts with crafting policies that unlock the potential of underutilized spaces while balancing community interests. Here are a few key strategies:

• Flexible Zoning Codes: Revising outdated regulations to allow mixed-use developments or housing in commercial areas can make adaptive reuse projects more viable. Portland’s zoning reforms, for example, have been instrumental in repurposing industrial properties into vibrant residential spaces. Learn more about Portland’s zoning reforms here.
• Public-Private Partnerships: Collaborations with developers, nonprofits, and community stakeholders can fund and execute reuse projects efficiently.
• Sustainability Priorities: Cities can leverage adaptive reuse as a key strategy in their climate action plans, reducing waste and lowering carbon emissions.

Projects like the Massachusetts Museum of Contemporary Art (MassMOCA), which turned a 19th-century factory into a cultural hub, show how adaptive reuse can simultaneously create jobs, generate tourism, and revitalize entire regions. It’s almost poetic—a space once defined by clanging machines and sweat has become a celebrated haven for creativity and leisure, proving that even bricks and beams can find a second act. Since its opening in 1999, MassMOCA has attracted over 200,000 visitors annually, significantly boosting the local economy. A 2017 study by Williams College estimated the museum's annual economic impact at approximately $50 million, supporting around 600 jobs in the region. This success story highlights the transformative potential of repurposing historic structures to foster economic and community development. Learn more here.

A vision for the future

Adaptive reuse is about seeing opportunity where others see challenges. It’s a way to mitigate today’s housing crisis while shaping cities that are vibrant, sustainable, and full of character. Every empty mall, factory, or school holds the potential to become something extraordinary: homes for families, spaces for businesses, or centers for community life.

The next time you pass a vacant building, imagine what it could become. Adaptive reuse isn’t just about filling empty spaces—it’s about creating new opportunities. It’s about turning forgotten places into the foundations of thriving cities.

Adaptive reuse projects are more than just technical solutions—they’re stories of vision, collaboration, and resilience. If you’ve been part of an adaptive reuse success, share your story. If you’re a policymaker, advocate for ordinances that reduce barriers to reuse and unlock the potential of your city’s underutilized spaces.

Note: This article originally appeared on the PlaceMakers blog, Placemaking Journal.