Buying a property in its raw state: thinking about the final project

Buying a workshop, a raw loft, or a former commercial space may give the impression of acquiring a lot of space for an attractive price. However, this interpretation is incomplete.

The true cost of the project corresponds to the sum of the acquisition price, fees, studies, permits, works and any unforeseen events.

A property that is cheaper to buy may ultimately cost more than a loft that has already been renovated if the roof, structure, networks or insulation need to be completely redone.

Examine the actual condition of the building

The quality of the spaces should not obscure the physical condition of the building. In a former workshop or industrial space, certain items can represent considerable sums.

Particular attention should be paid to the roof, walls, load-bearing structure, floors, any cracks, leaks and the condition of the facades.

When the building is old or large, the advice of an architect, a project manager or a design office can be very useful before purchase.

Metal or concrete structure: check before modifying

Many industrial buildings rely on metal, concrete, or mixed structures. These often constitute an architectural asset, but they can also limit certain transformations.

Removing a post, creating a mezzanine, modifying a floor, opening a wall or increasing certain loads should never be considered without prior study.

The presence of corrosion, old repairs or deformations may also require further structural analysis.

Natural light: looking beyond photographs

A former industrial activity could operate in a building with limited openings. What was perfectly suited to professional use may be less appropriate for a residential project.

It is therefore necessary to examine the orientation, the depth of the floors, the height of the neighbouring buildings, the existing skylights and the possibility of creating new openings.

These modifications may, however, be subject to authorization. They must therefore be studied before considering the future brightness as a given.

Ceiling height: an asset to be used intelligently

High ceilings greatly contribute to the appeal of a raw loft. They allow for spectacular volumes and can sometimes offer the possibility of incorporating a mezzanine.

However, adding an extra level alters the loads, traffic flow, and sometimes the surface areas considered in the project. It therefore requires a detailed study.

We must also anticipate the consequences for heating: the larger the volume of air, the more energy performance becomes a central issue.

Insulation and thermal comfort

Older industrial buildings were rarely designed according to current residential comfort standards.

Walls, roofs, slabs, and large glazed surfaces can generate significant heat loss. Conversely, some large glass roofs can cause overheating in summer.

The project must therefore incorporate a comprehensive approach to insulation, joinery, ventilation and the heating or cooling system.

Check the networks before buying

The existence of an electrical connection or a water point does not mean that the facilities are suitable for a dwelling.

It is necessary to check the available power, the condition of the electrical panels, the drainage systems, the water supply, the sanitation system and the possibility of installing the necessary equipment.

On large areas, the complete creation of networks can represent a significant part of the budget.

Access and parking: details that are anything but

A former workshop may be located at the back of a courtyard, in a former industrial area or in a building complex with special access.

It is necessary to study the width of access points, easements, parking possibilities and delivery conditions if major works are planned.

Access for companies during construction can become a real issue when large volumes of materials are involved.

Evaluate the transformation budget

It is difficult to reason with a single cost per square meter for construction work, as situations can vary so much.

A light renovation of an already furnished loft is nothing like the complete transformation of a former industrial space which requires roofing, insulation, creation of networks and complete redistribution.

It is therefore preferable to establish several scenarios and to keep a margin for unforeseen events.

➜ Additional information: What work is required to transform a workshop or industrial building ?

Buying a loft that's already been renovated, or creating your own project?

Buying a loft that has already been renovated provides more visibility on the final cost and generally allows for a quick move-in.

Conversely, a raw space offers much greater architectural freedom, but transfers the risks, delays and management of the work to the buyer.

➜ To compare with properties already furnished: Loft for sale in France: atypical volumes and industrial spirit .

Workshop or industrial building: adapting the research to the project

For a reasonably sized residential project, a former workshop can sometimes be easier to understand than a large factory.

Conversely, buyers looking for several hundred square meters, several buildings or a mixed project may be interested in former factories and industrial complexes.

➜ To discover: Former workshop for sale in France and former factory or industrial building for sale in France .