OVERVIEW
Existing Buildings Require a Different Kind of Structural Engineering
Existing buildings rarely come with complete information, perfectly documented conditions or simple structural systems. Renovation and adaptive reuse often require decisions to be made with limited original drawings, concealed conditions, previous modifications and structural systems that were designed under different codes and construction practices.
Anax Engineering works with architects, developers, contractors and building owners to evaluate existing structures and develop practical solutions for renovations, additions, adaptive reuse and other building modifications.
Our approach combines field investigation, structural analysis and engineering judgment to understand how an existing building works before determining how it can safely accommodate new requirements.
Structural Evaluation Before Design
Existing-building work begins with understanding how the existing structural system works and how proposed changes may affect load paths, capacity, stability and constructability.
Existing Load Paths — Evaluate how floors, roofs, walls, columns and foundations currently transfer loads through the building.
Capacity for New Loads — Assess existing framing and foundations for additions, equipment, occupancy changes and other increased demands.
Modifications & Strengthening — Evaluate new openings, altered framing and structural changes, and develop practical reinforcement or repair concepts where required.
Typical Existing-Building Projects
Adaptive reuse & change of occupancy
Evaluation for new uses and increased structural loading.
Renovations & additions
Structural modifications for new layouts, additions and architectural changes.
New openings & altered load paths
Floor, roof and wall openings, shafts, stairs and storefront modifications.
Structural repairs & strengthening
Repair and reinforcement of deteriorated, damaged or inadequate structural components.
Equipment & rooftop loads
Evaluation and reinforcement for RTUs and other mechanical equipment.
Feasibility & due diligence
Early structural review of proposed renovations, additions and building modifications.
OUR APPROACH
Understanding the Existing Structure Comes First
Successful renovation and adaptive reuse begins with understanding the structure that is already there. Available drawings, visible conditions, previous alterations and the proposed new use all help establish how the building is currently behaving and where modifications may be required.
Anax Engineering reviews available documentation, performs field observations as appropriate, evaluates existing structural systems and develops engineering solutions that respond to both the proposed design and the realities of the existing construction.
Depending on the project, our work may include analysis of existing floor and roof framing, foundations, walls and lateral systems; evaluation of proposed openings or load changes; development of reinforcing concepts; and coordination of structural modifications with architectural and building-system requirements.
01
Review Existing Information
Review available drawings, reports, surveys, previous studies and proposed architectural plans to establish the known structural conditions and identify information that still needs to be verified.
02
Field Investigation
Observe accessible framing, verify critical dimensions, document existing conditions and identify concealed, altered or deteriorated construction that may affect the proposed work.
03
Structural Evaluation
Determine existing load paths, evaluate framing and foundation capacities, and assess how proposed openings, new loads or building modifications affect the existing structural system.
04
Develop Practical Solutions
Compare strengthening, modification and replacement options with constructability, disruption, durability and cost in mind, then develop solutions appropriate to the existing building.
05
Coordinate & Document
Prepare structural calculations and drawings, coordinate modifications with the project team and respond to field conditions that may arise during permitting and construction.
STRUCTURAL REPAIRS & REHABILITATION
Extending the Service Life of Existing Structures
Existing structures may require repair or strengthening because of deterioration, corrosion, water intrusion, impact damage, construction deficiencies, changes in loading or modifications made during the life of the building.
Anax Engineering evaluates existing conditions and develops practical repair and reinforcement solutions appropriate to the structure, the extent of deterioration, access conditions and the intended use of the building.
Depending on the project, our work may include repair or reinforcement of structural steel, concrete, masonry and wood framing; localized member replacement; foundation repairs; strengthening for increased loads; stabilization of distressed structural components; and coordination of repair sequencing with contractors and building occupants.
Where appropriate, we evaluate multiple repair approaches so owners and contractors can consider constructability, disruption, durability and cost before proceeding.
Typical Repair & Strengthening Work
Steel framing
Repair or reinforcement of corroded, damaged or overloaded beams, columns and connections.
Concrete structures
Evaluation and repair of deteriorated slabs, beams, columns and foundations.
Masonry structures
Structural evaluation, stabilization and repair of load-bearing walls and other masonry elements.
Wood framing
Repair or reinforcement of deteriorated, damaged or modified floor and roof framing.
Foundation repairs
Evaluation and design for localized foundation deficiencies, settlement or structural modifications.
Strengthening for new loads
Reinforcement associated with equipment, additions, changes of use or altered building layouts.
ADAPTIVE REUSE & BUILDING MODIFICATION
Making Existing Structures Work for New Uses
Adaptive reuse can extend the useful life of a building while preserving much of the existing structure, but changes in occupancy, layout, loading and building systems can significantly affect structural requirements.
Anax Engineering evaluates how proposed changes interact with the existing structural system and develops modifications that support the new use while retaining practical portions of the existing construction wherever appropriate.
Our goal is to develop solutions that are structurally sound, practical to construct and appropriate for the realities of the existing building.
Typical Adaptive Reuse & Modification Work
Framing Modifications
Strengthening existing framing and modifying columns, bearing walls and load paths.
New Openings & Circulation
Floor and roof openings for stairs, elevators, shafts and other building modifications.
New Equipment & Loads
Structural support for rooftop and mechanical equipment, changed occupancy and increased loading.
Foundations & Additions
Evaluation and modification of existing foundations for changed loads, additions and building alterations.
Architectural & MEP Coordination
Integration of structural modifications with building layouts, systems and project requirements.
FIELD CONDITIONS & CONSTRUCTION COORDINATION
Designing for What Is Actually There
Existing-building projects frequently reveal conditions that could not be fully documented before construction. Concealed framing, undocumented modifications, material deterioration and differences between available drawings and actual construction can all affect the structural design.
Anax Engineering develops structural solutions with these uncertainties in mind. Where appropriate, drawings and details are developed to accommodate reasonable field variation while identifying conditions that require verification before work proceeds.
As construction progresses, we work with architects, contractors and building owners to address structural conditions that become visible, evaluate their effect on the design and develop practical modifications when needed.
The objective is to keep the structural work coordinated with actual field conditions while maintaining the intent, safety and constructability of the design.
Have an Existing Building Project to Discuss?
Whether you're planning a renovation, adaptive reuse, addition, structural repair or major building modification, we can help evaluate the existing structure and identify a practical path forward.