The RMR Group, 20 Massachusetts Avenue

Washington, DC, United States


  • 2023 NAIOP DC | MD, Awards of Excellence, Best Building Renovation
  • 2024 Washington Business Journal, Best Real Estate Deals Award
  • 2024 Urban Land Institute (ULI) Washington, Excellence in Mixed-Use Development

Project Summary

MGAC provided project management services for the comprehensive renovation of 20 Massachusetts Avenue, affectionately known as “20 Mass”, an eight-storey office building constructed in 1973 with a concrete frame. The overhaul included the removal of all utility systems and the existing enclosure. Additionally, two new storeys and a penthouse were added, along with a full-height bay on the east side of the building. Two new atriums were incorporated by making openings in the existing floor slabs. The building received a new enclosure, stairs, elevators, and other core elements to accommodate its new purposes.

After redevelopment, the building now stands at 10 storeys with a penthouse, offering a total of 427,190 SF of occupiable space. The subgrade parking levels were retained with some adjustments. The mixed-use layout includes a hotel lobby, restaurant, office lobby, retail spaces, a loading dock, and back-of-house areas on the ground floor. The second floor houses the hotel offices and a fitness centre, while floors three through six are dedicated to the hotel. Office spaces occupy floors seven through 10, and the roof/penthouse level features utility equipment, a conference centre with seating for 50 or more, and a roof terrace.

The renovation also prioritised safety and comfort, incorporating systems for enhanced air quality and touchless experiences. This includes Direct Outside Air Systems (DOAS) with MERV-13 filters in office areas, MERV-8 filters at local floor levels, routine inspections of equipment by RMR Engineers, and touchless fixtures in restrooms and locker rooms. Automatic door openers were installed throughout the building to minimise contact points.

Located near prominent landmarks such as the U.S. Capitol, Georgetown Law, and Union Station, 20 Mass offers convenient access to upscale dining and various attractions and museums.