From COVID-19 to RSV: How Office Layouts Can Help Stop the Spread of Respiratory Infections

Recent outbreaks of diseases continue to reshape how businesses and employees interact with office spaces. The spread of Respiratory Syncytial Virus (RSV) during the fall and winter seasons and the emergence of new COVID-19 variants reinforce the need for office environments that prioritize safety and wellness. In cities like New York, one of the largest commercial real estate hubs, the impact of office redesign is palpable. Office spaces that once maximized capacity and shared workspaces now face pressure to adopt healthier, more flexible designs.  

In response to these developments, companies are rethinking how office design can accommodate a growing preference for hybrid work models and health-conscious work environments. Health concerns, coupled with the increasing cost of maintaining large office spaces, have led many businesses to explore alternative solutions. While some employers are downsizing, others are reimagining their office spaces to better align with employee needs. Compared to previous years, the commercial office market in New York has seen a decline in leasing activity, with total office space leased falling by 18% between 2022 and 2024. Despite this, some landlords have been quick to embrace cutting-edge design innovations to attract tenants in a competitive market. 

Hot desks to Rooftop Gardens 

The shift toward more health-conscious and flexible office designs has yielded significant positive outcomes. A key benefit is the focus on creating healthier workplaces, driven by an increasing awareness of the impact of air quality and personal space on employee well-being. Many office buildings in New York, including One Vanderbilt, have invested in advanced air filtration systems capable of removing 95% of airborne particles, which helps reduce the spread of viruses like COVID-19 and the flu. In addition to air quality, more companies are incorporating biophilic design elements such as green walls, open-air terraces, and natural lighting to improve employee morale and productivity. For example, Google’s newest office in Manhattan, the St. John’s Terminal which opened this year, includes sprawling rooftop gardens and communal spaces that provide employees with access to fresh air and nature. Over 14,000 Googlers now call New York home, enjoying work lounges on every floor, cafes, terraces, and micro-kitchens.  

“The building has 1.5 acres of vegetation at street level, in rail bed gardens, and on terraces, redefining what ‘green space’ means for commercial real estate in New York. This not only enhances the experience for occupants but also benefits the local ecology. Over 95% of the exterior plants at St. John’s Terminal are native to New York State, reknitting the building into the local system.” 

Sean Downey, President of Google Americas & Global Business

Flexible workspaces have also become a hallmark of post-pandemic office design. With the rise of hybrid work models, adaptable office layouts have become critical to accommodating fluctuating headcounts. At Hudson Yards, a major commercial development in westside New York, companies have redesigned their office layouts to include modular meeting rooms, “hot-desking” areas, and collaborative zones that can be easily reconfigured. Hot-desking is an organizational workspace system in which desks are used by different people at different times, maximizing space efficiency and reducing redundant office space. According to a 2024 Cushman & Wakefield report, flexible office spaces in New York now account for 8% of total office inventory, up from 5% in 2020. This rise reflects a broader trend across major U.S. cities, with San Francisco seeing similar growth, though its vacancy rate remains higher at 21.6%. 

3 Shared Strategies  

The spread of respiratory diseases, such as COVID-19 variants, RSV, and influenza, has become a growing concern in the U.S., with alarming spikes in hospitalizations. In the winter of 2023-2024, the CDC reported a surge in RSV cases, especially among adults and children, leading to over 76,000 hospitalizations nationwide, coupled with increased flu activity and rising COVID-19 cases. Offices that adopt these following designs not only protect employees’ health but also help reduce absenteeism and ensure a safer, more productive environment. 

1. Improved Air Filtration and Ventilation Systems 
Installing advanced HVAC systems with HEPA filters and increasing outdoor air circulation significantly reduce airborne transmission of viruses like COVID-19 and RSV. Enhanced ventilation helps to remove contaminants from the air, creating a healthier indoor environment. 

2. Touchless Technology and Hands-Free Solutions 
Implementing touchless entry systems, automatic doors, and sensor-activated lights and faucets minimizes contact with shared surfaces, reducing the spread of germs. This also includes voice-activated devices and mobile access control systems. 

3. Flexible and Adaptable Layouts 
Creating open, flexible workspaces with modular furniture allows for easy reconfiguration to ensure proper distancing when necessary. Design elements like movable partitions and individual workstations support hybrid models and limit close physical proximity, reducing the risk of viral spread. 

These strategies highlight the urgent need for office redesigns that prioritize health and safety. Incorporating better air filtration, touchless technology, and flexible layouts can mitigate the risk of airborne disease transmission in workplaces.

Critical Investment in Redesign  

Despite the positive outcomes, redesigning office spaces to accommodate new health and safety standards is not without its challenges. The financial burden on landlords and tenants is perhaps the most significant obstacle. Retrofitting offices to meet post-pandemic health requirements comes with a hefty price tag. Adding features like advanced Heating, Ventilation, and Air Conditioning (HVAC) systems, touchless technology, and flexible layouts can increase renovation costs by 20% to 30%, according to a 2024 report from the Building Owners and Managers Association. For smaller businesses already struggling with rising rent prices—averaging $82 per square foot in prime Manhattan locations in 2024—these additional costs can be prohibitive. By comparison, cities like Austin and Denver offer more affordable office spaces, with average rents of $55 and $50 per square foot respectively, allowing companies in those cities more flexibility in redesigning their offices. 

Furthermore, the uncertainty surrounding hybrid work models adds complexity to long-term office planning. While many companies are adopting hybrid setups in the short term, it remains unclear how sustainable these models will be over time. This uncertainty has led to hesitancy among both landlords and tenants when it comes to committing to long-term leases or large-scale redesigns. In New York, this has resulted in higher vacancy rates and excess office space that has yet to be repurposed. According to international property services company Savills’ 2024 Office Market Report, vacancy rates in the New York metropolitan area are projected to remain elevated through the end of the year, making it challenging for landlords to recoup their investments in redesign projects.

The oversupply of office space in New York stands in stark contrast to markets like Boston, where vacancy rates are considerably lower at 14.2%. 

The redesign of office spaces to meet post-pandemic needs represents a profound transformation in the commercial real estate landscape, particularly in New York City. Health, wellness, and flexibility have become the central tenets of office design, reflecting broader changes in how work is conducted. With examples like One Vanderbilt and Google, we see how modern amenities and flexible layouts are enhancing the office experience and supporting evolving work patterns. The focus on employee well-being, from improved air quality to biophilic design, is fostering healthier, more engaging environments that can drive productivity and satisfaction. Primordially, flexible office design is crucial in addressing health issues, such as the spread of respiratory diseases like COVID-19 variants and RSV, by allowing for adaptable layouts that support social distancing, improved ventilation, and reduced contact points. As we progress through 2024, the ability of the commercial real estate sector to innovate while addressing health and financial challenges will be critical to the future of office spaces in major urban centers.