Are you are considering renovating an existing structure for your boarding kennel or daycare business? That building you want to buy or lease has a great location and the price is right. Do some investigative homework before you sign on the dotted line and start renovations.

The two common scenarios I see are those who purchase an existing building to renovate and those who finish-out a tenant space. In both instances, but especially when an existing building is purchased, there are many factors to consider before you buy or sign a lease.

More often than not when purchasing an existing building, there are few or no existing construction documents (drawings) available to you. If some do exist they may not reflect subsequent alterations, additions, or renovations to the structure. The documents that would be helpful to you include the floor plan, wall sections, and information regarding the infrastructure, such as the mechanical system, electrical and plumbing or structural components.

Your budget and the extent of renovation that will be required will help you set priorities.

Areas to investigate when evaluating an existing building for purchase and renovation include:

• Zoning and land uses and site
• Environmental studies
• Mechanical system including the duct work
• Roof system
• Thermal insulation
• Acoustical components
• Americans with Disabilities Act (ADA)
• Drainage and slab work
• Life safety

Zoning, Land Uses and Site
Before you purchase the site and building, make sure the land is or can be zoned to accommodate a boarding and daycare business. Acoustics and outdoor areas can be your worst enemy when re-zoning. Find out about noise ordinances and know your neighbors. You may have to do a noise study or agree to certain restrictions, such as no outdoor play areas, in order to comply with rezoning or conditional use permits.

We also see cases where the site does not have enough parking for the new boarding/grooming zoning. Having an outside exercise area may not be possible due to setback or wetlands, or other site restrictions. Make sure that all zoning criteria can be met.

Environmental
An environmental study will determine if there are any asbestos or lead based paint or site contamination issues. Your permitting entity will require this information and a mitigation plan to remove any lead based paint or asbestos before you can proceed with a renovation. If there are site contamination issues, such as soils or ground water, you need to fully understand the extent and your legal responsibilities for assuming these liabilities before you decide to purchase.

Mechanical Systems
The condition and capacity of the mechanical system is vital to know because remedying a poor system can be costly. Most spaces or buildings were used for a simpler function; such as retail, office or warehousing. This means that the heating, ventilation and air conditioning (HVAC) system just is not sized to handle the ventilation and humidity requirements typical for a boarding or daycare business. We have found HVAC equipment that is both undersized and old, which further indicates the system no longer meets the new energy codes. If lucky, one or two of the normally small units may be utilized for office space or storage but not for housing, food prep, etc.

Commonly the units are in the wrong locations and the ductwork is undersized. The ductwork may also be constructed out of duct board, which has the insulation on the inside lining of the duct. Wrong. This ducting will collect pet hair and odors on the inside where they will remain, forever. I recommend this type of duct be replaced with ducting that is wrapped with insulation on the outside.

Roofing System
Along with the mechanical system, the existing roof system is also one of the first aspects to review. This applies to flat roofs, metal roofs, shingle roof, etc. It doesn’t matter. Ask how old the roof is or ask the seller if the roofing has been replaced recently. If the roof is new, is there a warranty? Get the warranty and have it transferred. How about roof leaks (these may be self-evident)? Is there sufficient roof insulation to meet current energy codes?

Thermal Insulation
The mechanical engineer, along with the architect or contractor, can do a quick analysis of the building envelope in an attempt to determine the thermal properties of the walls and roof system. A roofing contractor can take a core sample to confirm the thickness of the roof insulation. The wall properties can be confirmed by thermal infra-red imaging testing, but it also may be simple to determine based on a small amount of investigative demolition. Because of the energy code requirements, expect that additional insulation will be required in both the roof/ceiling space and the wall/window construction.

Acoustical Components
Noise control in animal care businesses is very important. Probably no existing walls, doors, door frames, or windows will have acoustical control properties. If you plan on keeping any interior walls, expect these walls to need additional wall construction to supplement the existing construction. You can simply replace interior walls and door systems with ones with acoustical properties. Double paned windows are more energy efficient and help control noise. Look above any suspended ceiling systems. Walls that extend to the roof deck help contain noises. Ceiling tiles can be replaced with new ones with higher NRC (noise reduction coefficient) ratings.

Americans with Disabilities Act (ADA)
There is probably a requirement by the permitting entity that, with any renovation, a certain amount of the construction costs must be applied to updating the facility to meet the ADA. As an example; in the county where I am located, if the construction value of the renovation is $100,000 then $20,000 (or 20%), of the work must be used to bring the structure up to ADA requirements. It may be simple for the design to accommodate this, but just don’t be surprised by the requirement.

Your entire facility should meet ADA. It just makes sense for your clients and staff. Many of my clients tell me to keep the tiny restrooms in the current structure the way they are. They say, “Those bathrooms are just for staff and not the public.” In reality, that is not staff friendly.

Different levels in the facility may also have to be evaluated. Conforming to ADA can be tricky in a two-story facility renovation. Often an elevator will be required, which can add $50,000 or more to your cost.

Drainage and Slab Work
As you walk through the existing building, look at where existing floor drains are located and think about where you will need new floor drains. Any new drains will require that the existing slab be cut and piping connected to the nearest sanitary sewer line. Connections are often located outside the building. The more drains, the more the slab will be cut. Ask your architect how best to reduce the amount of concrete to be removed.

Cutting the slab to add drains can be complicated if the renovation is in a pre-engineered metal building. The main structural columns often use reinforcing called “hair pins.” This reinforcing is buried in the concrete foundations, keeping the steel structure from splaying outward from the slab, and should not be cut or removed. The hair pins can extend far into the slab so care must be taken to avoid them when cutting into the slab.

Life Safety: Means of Egress
Lastly, if you find yourself occupying your building during renovations, remember that the fire code will require that you always provide a direct means of egress. Everybody—clients, animals, staff and construction workers—must be safe. Ask your architect and contractor to help you keep your operations running smoothly, plan a logical construction sequence, and avoid permit troubles around this life safety requirement.

Richard S. Bacon, FAIA, is owner and principal architect at Bacon Group, Inc., an architecture firm that specializes in the design of animal care facilities. Rick is a registered architect, accredited in sustainable design, and a licensed General Contractor. He is a frequent workshop presenter on a variety of design topics for the boarding, veterinary, and animal humane care communities. Rick may be contacted by phone at 800-961-1967 or via email at [email protected].

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