Designing Residential Buildings for Relocation

Architectural design strategies that address building codes, tenancy norms, logistical infrastructure and innovative design elements to facilitate efficient and tenant-friendly move-in and move-out experiences in residential buildings.

Key Points

• Building Regulations: In the US, regulations such as the ADA and the Fair Housing Act make it easier to move furniture by requiring wider corridors and larger lifts. In Europe, regulations such as the EU Lift Directive focus on accessibility but can make moving more difficult by allowing smaller lifts.
• Tenancy Norms: In urban rental markets, high tenant turnover encourages durable materials and wider access points, while longer-term leases prioritise comfort over relocation logistics.
• Logistics Infrastructure: European urban cores with narrow streets often require external lifts or cranes, affecting designs with larger windows or removable facade panels. In North American complexes, loading bays and setbacks facilitate access from ground level.
• Flexible Design Elements: Modular facades, retractable balconies and reconfigurable partitions can facilitate movement, but the envelope must balance integrity and aesthetics.
• Common Space Optimisation: Service lifts, wider corridors and loading bays reduce disruption and damage during the move, especially in tall buildings.

Architectural Design Strategies for Moving Logistics

Architectural design for efficient and tenant-friendly move-in and move-out experiences in multi-unit residential buildings is shaped by regional regulations, tenancy patterns and logistical infrastructure. In the US, the Americans with Disabilities Act (ADA) and the Fair Housing Act require accessible routes such as 44-inch-wide corridors and wheelchair-accessible lifts, making it easier to move larger furniture. In Europe, the EU Directive on Lifts ensures accessibility but generally allows smaller lifts (e.g. 3’6″ x 4’6″), which can pose a challenge for bulky items. European city centres with narrow streets often require external cranes or lifts, encouraging designs with larger windows or removable facade panels. North American complexes with wide setbacks and loading areas favour ground-level access and service lifts.

Tenancy norms influence design priorities. In high-turnover rental markets, such as city centres, buildings may incorporate durable materials and wider doorways to withstand frequent moves. Conversely, areas with longer-term tenants, such as owner-occupied units, may prioritise comfort over relocation logistics. Logistics infrastructure further shapes design: European buildings may include service balconies or accessible roofs for crane use, while North American designs often include dedicated loading zones.

Flexible design elements such as removable facade panels or reconfigurable partitions can facilitate moves by providing temporary large openings or adaptable internal layouts. These should maintain building performance such as airtightness and energy efficiency through careful engineering. Common area planning, including service lifts, wider corridors and staging areas, minimises disruption and damage, especially in tall buildings where lift size and corridor width are critical.

Design Considerations

Building Codes
Building codes significantly shape the design of multi-unit residential buildings, particularly in terms of accessibility and safety, which indirectly affect the logistics of moving. In the United States, the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA) imposed strict requirements for multifamily housing constructed after 13 March 1991. The FHA mandates seven design features for accessibility, including

• Accessible Building Entrance: At least one entrance, excluding loading docks or service doors, must be on an accessible route .
• Usable Doors: Doors should provide a minimum clear width of 32 inches, with 36 inches recommended for easier movement of furniture.
• Accessible Pathways: Corridors within dwelling units shall be at least 36 inches wide and shall reduce to 32 inches at doorways to facilitate the movement of furniture.

The International Building Code (IBC) also specifies that common corridors in Group R-2 (apartment buildings) with more than 10 occupants should be at least 44 inches wide, while corridors with 10 or fewer occupants can be 36 inches . Lifts in buildings of four or more storeys must accommodate a 24″ x 84″ ambulance stretcher, which also supports the transport of larger furniture items.

In Europe, the EU Directive on Lifts (2014/33/EU) requires new buildings to have at least one accessible lift for people with disabilities, and in countries such as Germany, the minimum car dimensions are 110 cm x 140 cm.

Compliance with Building Regulations

• US Standards:
  • Comply with Americans with Disabilities Act (ADA) and Fair Housing Act (FHA) requirements for accessible routes:
    • Minimum clear door width of 32 inches (HUD Fair Housing Act Design Guide).
    • Aisles at least 36 inches wide, 44 inches for passenger loads greater than 10 (IBC 2018).
    • Lifts in buildings with more than 4 storeys should accommodate a 24″ x 84″ stretcher.
  • Ensure accessible entrances are not from loading docks or service doors.
• European Standards:
  • Comply with the EU Lift Directive (2014/33/EU) which requires at least one accessible lift with a minimum car size of 110 cm x 140 cm (European Commission – Lifts).
  • In the UK, `Approved Document M` must be followed for corridor widths of 900 mm in accessible housing.

Innovative Design Elements

Architects can integrate modular and durable elements to facilitate moves without compromising building integrity. Removable facade panels, as seen in some dynamic façade systems, allow large items to be moved directly into units, reducing reliance on narrow corridors or small lifts. Retractable balconies can serve as temporary staging areas, while reconfigurable partition systems provide flexible interior layouts for easier furniture navigation. These elements, inspired by prefabricated housing or Japanese joinery techniques, require solid structural support and weather resistance to maintain envelope integrity and visual consistency.

Tenancy Norms

• Active Buildings with Frequent Tenant Changes:
  • Use durable materials (e.g., scratch-resistant flooring) to withstand frequent moves.
  • Design wider doorways (36 inches recommended) and service lifts to prevent damage.
• Long Term Tenancies:
  • Keep comfort at the forefront, but add flexible layouts for occasional moves.

Logistics Infrastructure

• Urban European settings:
  • Use large windows or removable facade panels for crane access in narrow streets (MoveAdvisor – Furniture Removal).
  • Design accessible roofs or service balconies for external lift installation.
• North American Complexes:
  • Add loading bays and ground floor staging areas for easy truck access (CandysDirt – Freight Elevators).
  • Provide service lifts with high capacity (3500 lbs) and large size (Modular Lift – Lifts Per Building).

Innovative Design Elements

• Removable Facade Panels:
  • Use dynamic façade systems with weatherproof seals, inspired by projects such as the Soft House (MIT Energy Initiative).
  • Provide structural support and insulation to maintain shell integrity.
• Retractable Balconies:
  • Design extendable balconies as staging areas, inspired by Japanese balcony designs
• Reconfigurable Partitions:
  • Apply modular walls such as shoji screens for flexible interior layouts.

Common Space and Circulation Optimisation

• Service Lifts:
  • At least one freight lift with 9-10 ft ceilings and 3500 lbs capacity for every 90-100 units.
• Corridor Design:
  • Maintain widths of 44 inches in US buildings and 900 mm in UK/EU for accessibility.
  • Provide proper turning radii to prevent furniture damage.
• Loading and Staging Zones:
  • Design ground floor loading platforms and storage areas to manage moving traffic.
• Retrofitting:
  • In older buildings, consider external lift improvements or wider stairs for better access.

Implementation Steps

1. Site Analysis:
   • Assess street width, access points and building constraints to determine crane or lift needs.
2. Regulatory Compliance:
   • Review local regulations (e.g. IBC, ADA, EU Lift Directive) for minimum requirements.
3. Design Integration:
   • Incorporate modular facades, wider corridors and service lifts into plans.
4. Material Selection:
   • Select durable, low-maintenance materials for high-traffic areas.
5. Stakeholder Coordination:
   • Collaborate with property managers to align designs with tenancy models.

Optimising Common Areas and Circulation

In mid- and high-rise buildings, optimising common areas and vertical circulation is key to reducing tenant disruption. Dedicated service lifts, larger turning radii in corridors (e.g. 44 inches in the USA according to IBC) and ground floor loading platforms facilitate smooth movements. Retrofitting external lifts or designing wider staircases in older buildings in Europe can overcome logistical challenges. North American buildings often standardise larger lifts and double-door entrances to accommodate modern furniture sizes and online delivery trends.

Impact of Building Regulations, Tenancy Norms and Logistics Infrastructure

Tenancy Norms
Tenancy norms vary by region and influence design priorities. In urban areas with high tenant turnover, such as rental markets in cities like New York or London, buildings are designed to withstand frequent moves. This includes using durable materials (e.g. scratch-resistant flooring) and wider doorways to prevent damage. In contrast, areas with longer-term tenants, such as owner-occupied apartments, may prioritise aesthetics and comfort features over the logistics of moving. For example, in Japan, where apartments are often rented unfurnished, tenants may need to move large items frequently, encouraging designs that cater to such needs .

Logistics Infrastructure
Logistics infrastructure such as street width and building access significantly influence relocation strategies. In European city centres with narrow streets, such as Paris or Amsterdam, external cranes or lifts are used to move furniture from windows or balconies, as buildings often lack space for large delivery trucks.

Flexible, Durable and Modular Design Elements

Architects can integrate innovative design elements to facilitate move-in and move-out operations while maintaining building performance. These include:

• Removable Facade Panels: Some buildings have dynamic facades with openable or removable panels that allow large items to be moved directly into the units. For example, the Soft House in Hamburg, Germany, has a responsive façade that adapts to environmental conditions that could theoretically be adapted for relocation purposes . Such panels should be designed with robust sealing mechanisms to ensure weather resistance and structural integrity.
• Retractable Balconies: Balconies are common in Japan but are primarily used for utilitarian purposes such as drying laundry. However, retractable or extendable balconies can serve as staging areas for moving, as seen in some innovative designs .
• Reconfigurable Partition Systems: Inspired by Japanese shoji screens, modular interior walls allow flexible layouts that facilitate furniture navigation. These systems must balance durability with ease of reconfiguration, using materials such as lightweight composites .

These elements are taken from prefabricated housing and Japanese joinery, which emphasise modularity and precision. However, maintaining the integrity of the outer shell requires careful detailing, such as weatherproof seals and insulation layers to prevent air leaks or thermal bridges.

Optimising Common Space Planning and Vertical Circulation

Architects can optimise common areas and vertical circulation to reduce tenant disruption and prevent damage during the move:

• Service Lifts: In the US, guidelines recommend one lift per 90-100 units in multifamily complexes and at least one large freight elevator for buildings of four or more stories .
• Wider Corridors: US regulations require 44-inch aisles for passenger loads of more than 10, while UK standards allow 900 mm for accessible housing, which can be narrower . Wider aisles with a uniform turning radius prevent furniture damage and make it easier to navigate.
• Loading Platforms and Staging Areas: North American buildings often include loading docks, while European designs may include staging areas on the ground floor or accessible roofs for crane use.
• Retrofit Solutions: In older buildings in Europe, external lifts can be adapted to narrow staircases, while in North American buildings larger lifts and double door entrances have become standard to accommodate modern furniture sizes .

Regional Comparisons

European Urban Cores versus North American Complexes
In European cities such as Paris or Amsterdam, narrow streets and older buildings often require external lifts or cranes to move large furniture, leading to designs with larger windows or removable panels.

Practical Suggestions

To improve the logistics of moving, architects should

• Include Service Lifts: Ensure that at least one lift with a minimum capacity of 3500 lbs and 9-10 ft ceilings is sized for load .
• Design Wider Access Points: Use 36-inch doorways and 44-inch aisles where possible to facilitate furniture movement.
• Consider Modular Facades: Integrate removable or dynamic façade elements, ensuring proper sealing for energy efficiency.
• Plan for Exterior Access: In urban environments, design accessible roofs or large windows for crane use.
• Optimise Common Areas: Add loading zones and staging areas to manage moving traffic and reduce disruptions.

Japanese Apartment Design
Japanese apartments often have compact layouts with balconies used for utilitarian purposes. While not explicitly designed for movement, large windows or sliding shoji screens can facilitate furniture movement.

North American High Rise Buildings
Buildings in the USA, such as in New York City, often include freight lifts and loading ramps, as seen in modern complexes. These features, coupled with wider corridors, accommodate the growing trend of online furniture delivery.