Commercial to Residential Conversions: What Developers Need to Know
With the rise in vacant office buildings and shifting planning policies, commercial-to-residential conversions have become an increasingly attractive route for developers. But while the margins can be appealing, these projects often carry hidden risks, particularly when design, compliance and cost control aren’t tightly managed.
At ONFORM, we support developers and investors across the South of England - including Dorset, Hampshire, Wiltshire, Berkshire, Surrey, London and the surrounding areas - to plan, manage and deliver successful conversions. Whether acting as Project Manager, Employer’s Agent, or Contract Administrator, we provide the structure, oversight and technical input needed to keep these projects on track.
👉 Get in touch to discuss your conversion project
Why Conversions Are Appealing — and Risky
Converting existing commercial space can offer:
Planning advantages via Permitted Development Rights (PDR)
Faster programmes compared to new build
Strong demand for well-located residential units
But they also come with complications:
Legacy services
Structural constraints
Poor energy performance and acoustic separation
Fire safety, compartmentation, means of escape, and compliance with the Building Regulations & Building Safety Act
Coordination between new M&E systems, layouts and thermal upgrades
Limited design info at the outset, making cost certainty harder to achieve
Without proper due diligence and proactive management, even modest projects can unravel.
Common Risks in Office-to-Resi Conversions
We regularly see the following issues on conversion projects:
Inadequate surveys and investigations prior to design development
Over-optimistic cost plans that ignore legacy building issues
Uncoordinated design between structural, M&E, and architectural teams
Compliance gaps, especially around Part B (fire), Part L (energy), and acoustic performance
Disruption to neighbours if shared access, noise, or working hours aren’t managed
Delays caused by unexpected discoveries once strip-out begins
These issues often lead to variations, disputes, and funding complications - especially if the project hasn’t been set up properly from day one.
Our Role in Delivering a Smooth Conversion
At ONFORM, we act on behalf of developers and investors to:
Review building condition and identify constraints early
Coordinate surveys, design consultants and statutory requirements
Develop robust tender and procurement strategies
Administer contracts and manage contractor performance
Control change management and track costs against budget
Ensure compliance with building regs, warranty providers, and funders
We’re typically brought in once a scheme has planning potential or outline design intent, working closely with the developer and design team to coordinate surveys, manage design risks, and set up the project for successful delivery. Our focus is on ensuring that from the moment works are instructed, the team is aligned, risks are understood, and the contract is structured to protect the client’s position.
Contract and Procurement Considerations
Conversions aren’t standard projects, and the wrong procurement route can lead to cost risk and programme delays. We advise on:
Whether to adopt a traditional or Design & Build contract
When a two-stage tender might give better pricing certainty
How to structure contractor responsibility for surveys and coordination
What risks should be retained by the client, and how to manage them
Our job is to ensure the contract is set up clearly, risks are properly allocated, and everyone knows what they’re responsible for.
Get in Touch
If you're planning a commercial-to-residential conversion — or reviewing a potential site — speak to ONFORM early. We’ll help you:
De-risk the design and procurement process
Set the right contract structure
Monitor costs, quality and programme
Deliver a successful scheme with minimal stress