Converting a pitched roof to a flat roof, do you advise against this?
Amongst other things, the pitched roof needs to be replaced on an old corner building with street level restaurant/retail and apartments above. 

I’m considering converting the pitched roof to a flat roof which would eliminate the apartments and bring a modern aesthetic to the property. 

I’m wondering if anyone has done this or has any advice you can offer regarding a major structural change like this. 

Thank you for taking the time to read and for your feedback. 

[Property Pic] https://photos.app.goo.gl/9b7JoeLhBHfAzXQw9
[{"id": "gipdvhb", "text": "Ask a roofer", "replies": [], "depth": 1}, {"id": "gipeema", "text": "Won't eliminating the apartments reduce the NOI of the building?", "replies": [{"id": "gipt3gj", "text": "The apartments need to be redone and are in extremely poor condition to where they are not livable, my thought is to bring the exterior/roof up to snuff and charge more for the street level units", "replies": [{"id": "gipu67t", "text": "Why would the change in roof allow you to charge more for the street level units?\n\nWhat's the difference in cost between (a) redo current roof and apartments vs (b) replace current roof with flat roof\n\nAs a property owner, I would rather have a sloped roof than a flat roof. I believe that you're more likely to have problems with a flat roof.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gipeifc", "text": "Why would you want to eliminate the apartments? Would a flat roof and no apartments bring more value?", "replies": [], "depth": 1}, {"id": "gipfn5v", "text": "Depending on rainfall in your area you may really want a slant to manage water/snow", "replies": [], "depth": 1}, {"id": "gipgfkq", "text": "Go with the advice of a roofer you trust.  \n\nBut in general, you want a pitched roof in a wet climate.  You\u2019re creating a swimming pool otherwise.", "replies": [], "depth": 1}, {"id": "giphwq1", "text": "Is it worth losing the income from the apartments? That\u2019s the question you need to ask yourself.", "replies": [{"id": "gipsxlc", "text": "The apartments need to be redone and are in extremely poor condition to where they are not livable, my thought bring the exterior up to snuff and charge more for the street level units", "replies": [{"id": "gipt9i4", "text": "Without knowing any more, I\u2019d bet your ROI is greater with keeping and remodeling the apartments. I doubt you\u2019ll be able to charge enough for the street level units to make up for the lost future revenue of the apartments.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gipi12f", "text": "Tearing off and replacing the roofing material is one cost. Removing the trusses and replacing them with a different style, or whatever structural modification you want to make, is entirely another, much more expensive undertaking.\n\nDo you expect that you could rent the ground floor for significantly more if this modification was done? Like double?\n\nETA: To be more blunt I don't see how this could ever make financial sense. You're basically rebuilding the structure and you're giving away square footage. You would need to be in a market where a sexy high-ceilinged space could charge a high premium over the existing, to justify essentially a new build where you kept part of the shell.", "replies": [{"id": "gipkeuh", "text": "Based on the photo gonna go out on a limb and say that this isn\u2019t that type of asset or market...", "replies": [{"id": "gipkylv", "text": "Agreed", "replies": [], "depth": 3}], "depth": 2}, {"id": "gipsz5r", "text": "The apartments need to be redone and are in extremely poor condition to where they are not livable, my thought is to bring the exterior up to snuff and charge more for the street level units", "replies": [{"id": "giq23zx", "text": "Can tell you without looking at it that the unit economics aren\u2019t gonna be friendly to you hoss unless you got that building for free. Roofs cost a lot of money and ground floor retail tenants don\u2019t care about roofs beyond the fact that they aren\u2019t leaking (or are really weird looking from the street side)", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gipnhz4", "text": "I'd advise against removing the apartment and changing the structure unnessessarily.. imo.  Hope it works out for you.", "replies": [], "depth": 1}, {"id": "gipqedw", "text": "In my area you\u2019d turn that into a mansard and have 3rd floor apts", "replies": [], "depth": 1}, {"id": "gips0s1", "text": "Does the roof need basic replacing or is there underlying structural issues with the pitched roof?", "replies": [{"id": "gipsoqt", "text": "Roof needs to be replaced down to the trusses and be re-decked", "replies": [{"id": "giq3brp", "text": "You will likely need to get a change from pitched roof to flat roof stamped by an engineer and you\u2019ll also want to run it by a code official (you may need to get it sprinkled, different insulation, etc.).\n\nAlso, you\u2019ll need to install some sort of roof drainage piping system with a flat roof. This means running pipe from the roof through the building.\n\nMight be worth having a general contractor or two in your area price the work for you before you commit. Then make your decision.\n\nI own a general contracting company and, without details on specifically how it would be done, would advise against it.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gipw2xl", "text": "Only thing no one here is mentioning is that you need roof drains with a flat roof so you\u2019d need to perform interior modifications as well.", "replies": [], "depth": 1}, {"id": "giq6pa9", "text": "This will likely change the structural integrity of the whole building. You will need a structural engineer to tell you if it can be done and then get estimates on those changes as well as the flat roof. I\u2019d be surprised if it made sense.", "replies": [], "depth": 1}, {"id": "giqslit", "text": "People pay a lot of money to do the reverse of what you are planning.", "replies": [], "depth": 1}, {"id": "giqwq88", "text": "You\u2019re better off gutting the interior apartment units and adding higher quality finishes on the interior units i.e. hardwood flooring, quartz countertops, stainless steel appliance packages, etc. Tenants will pay more for higher quality interior finishes versus exterior renovations.", "replies": [], "depth": 1}, {"id": "girljur", "text": "My understanding is that flat roofs are generally more problematic than pitched roofs. I have to imagine spending the money to fix the apts instead of this is a much more sound piece of advice - even if you wait years to do it. If you don\u2019t want to do It, sell it to someone that will pay the value to. If you don\u2019t, then just leave apts as storage. Getting rid of an option seems senseless to me.", "replies": [], "depth": 1}, {"id": "gisv0gh", "text": "if you can also afford to offer TI to tenants to install hood and grease traps to make this QSR \u2014 that is the most highly demanded real estate in our market. Is it in demand in your location? do you have the parking/permitting for restaurant? spaces around 1500 sf are the most popular \u2014 all single level commercial space is becoming this use here and rents are often 2x + of any straight retail use. find a good restaurant broker. goodluck!", "replies": [], "depth": 1}]