Consulting / Advisory Expertise
Code, accessibility, and senior living — aligned from day one.
Steven H. Ruiz, AIA, NCARB provides high-level advisory services to owners, developers, operators, and design teams focused on building codes, accessibility, and senior living environments. As Architect of Record for over 400 projects, his work integrates building codes, life safety requirements, accessibility standards, and the Facilities Guidelines Institute (FGI) to align design, operations, and licensing.
Renovation, Repositioning, & Conversions
Advisory focused on the renovation, repositioning, and conversion of existing buildings — aligning code strategy, accessibility, and development goals to maximize value and feasibility. This includes the adaptive reuse of office and underutilized residential properties into multi-family and senior living communities, where feasibility is largely driven by construction type, building configuration, and applicable code pathways.
Where Value is Delivered
- Identification during due diligence of viable conversion strategies based on existing conditions
- Alignment of target use (multi-family or senior living) with existing construction type
- Early evaluation of code constraints versus development potential
- Reduction of unnecessary upgrades through strategic use of the Existing Building Code (IEBC)
- Support for cost-effective repositioning and phased redevelopment
Existing Building Code (IEBC) Strategy
- Determination of Alteration level (Level 1, Level 2, Level 3)
- Evaluation of work area thresholds and triggers
- Application of compliance methods — Prescriptive, Work Area, and Performance
- Strategic use of IEBC provisions to maintain existing conditions where permitted and avoid triggering full-building compliance unnecessarily — significantly reducing construction cost while maintaining compliance and safety
Conversion Strategy: Multi-Family & Senior Living
Converting existing buildings — particularly office and commercial structures — requires careful alignment of existing construction type, structural system and grid, floor-plate depth and unit-layout efficiency, window locations and access to natural light, and egress, fire protection, and life safety systems. These factors determine whether a building is best suited for multi-family residential (R-2) or senior living (I-1, I-2, or R-2). The selected use then determines the level of required upgrades for fire-resistance and life safety, accessibility compliance, and mechanical and infrastructure systems.
Conversion to senior living environments introduces additional complexity, including state-specific licensing requirements (Assisted Living, Memory Care), enhanced life safety strategies (IBC and NFPA 101), and additional accessibility requirements.
Experience
Get in touch
To discuss a project or learn more about these services, contact Access Green Design Group.