Beyond life safety: tenant perspectives on post-earthquake functional recovery of commercial buildings in Aotearoa, New Zealand

Purpose Post-earthquake functional recovery is an emerging concept in the built environment, often examined through engineering parameters, with limited attention given to building users. While structural integrity is critical, a building’s functionality following a disaster is not solely determined by its physical stability. This study investigates the perspectives of office tenants across three major New Zealand cities. Design/methodology/approach A qualitative research strategy was employed, drawing on interpretative phenomenological and grounded theory methods. A systems thinking approach, underpinned by a micro-level building-system functionality framework, was used to illustrate the dynamic relationship between users and their buildings. Findings This study reveals that a building’s functionality is intrinsically linked to how well it supports an organisation’s specific needs, as the physical workspace directly embodies corporate culture and values. For commercial property investors, a compelling strategy must therefore converge social and technical perspectives, recognising that the ability to align the physical asset with profound socio-cultural shifts is critical to determine long-term asset value and resilience. Practical implications The findings highlight that tenant perceptions and behaviours are profoundly shaped by situation, context and time. The widespread adoption of work-from-home (WFH) arrangements has become a core component of business continuity plans (BCP). Immediate return to an office following a major disaster is generally reserved for critical business functions with essential services such as power/standby generator. Originality/value This study advances understanding of post-disaster recovery by applying a micro-level building-system functionality framework, demonstrating that functionality is both technically and socially driven.