Stop With the Video Chats Already. Just Make a Voice Call.

Dear colleague and/or friend:

I’d love to do a call about this. And by “call” I mean absolutely NOT a video call. Let’s do a call-call. You know, those old things where we just hear each other’s beautiful voices. Whatever you do, don’t touch that webcam.

Looking forward to (audio) chatting,

Joanna

The time has come to be bold: Stop the nonstop video calling.

Allow me to remind you of the BPE (you know, the Before-Pandemic Era), a time long ago when every call didn’t require colour-coding your bookshelf background, firing up the webcam and staring into a human tic-tac-toe board for hours on end. Video calls used to be a rare treat. Now, they’re everyday soul suckers.

Really. There’s vampirical—I mean, empirical—proof. A high frequency of video calling can cause general, social, emotional, visual and motivational fatigue, researchers at the University of Gothenburg and Stanford University found in a recent study. Even Zoom’s chief executive, Eric Yuan, says he suffers from the dreaded “Zoom Fatigue.”

Look, I’m not saying all video calling must stop. I love video calling. Instantly see and hear people with little to no delay? It’s miraculous. My mom, who is hearing-impaired, struggled throughout my childhood to hear me on the phone. Now, she can see my son wherever she is, and the visual cues help her tremendously.

I’m just saying audio calls can be more productive—and they can sound better than ever.

But how do you know when to pick voice over video? And how do you make it happen without being the meeting jerk who just refuses to turn on the camera? After talking to researchers and technologists—and cutting back on my own video calls—I present you with five steps to regain your sanity.

Step 1: Ask, should this meeting just be an email?

Fact: There are too many meetings. So I beg of you, before deciding on the technological format, simply ask: Do we really need to meet at all?

Step 2: Understand the benefits of audio vs. video

Géraldine Fauville, an assistant professor at the University of Gothenburg in Sweden and the lead researcher on that aforementioned study, mapped out the main reasons video can be so cognitively draining:

• It’s a lot of looking at ourselves, which is unnatural and comes with self-evaluation and scrutiny. Called the mirror effect, this can be particularly intense for women. You can combat this with the self-hide option available in Zoom and Google Meet. Google has just added a number of features to address this specifically. Microsoft Teams’ new Together Mode was built to combat this, too.

• It’s a lot of close-up eye contact. In fact, the brain processes that sort of invasion of space as if it should lead to mating or fighting.

• It’s a lot of sitting and feeling trapped. You can’t get up and walk around during a video call.

• It’s a lot of nodding. “For you to communicate cues to the participant, you need to intensify the cues,” Dr. Fauville said. “So people nod more vigorously than if they were in the same room.”

No wonder we’re exhausted. So yes, limiting the number and length of video calls seems like the obvious answer. And as some of us kick-start the hybrid work life, that will happen naturally.

But voice calls aren’t just table scraps from our work-from-home buffet. They allow you to focus on what’s being said and give you real respite from the screen. I now do my weekly call with my boss on the phone. We reserve video for deeper conversations, like performance reviews.

I also still like to do video calls with colleagues I haven’t caught up with for a while, or for important meetings where reading facial expressions is crucial.

Step 3: Be clear it’s an audio call

You’ve decided that voice is the way to go for a call, now you’ve got to convey that to others.

Don’t waste precious meeting time having an awkward convo about this; be straight up before the call. “Hey, I’d like to do voice—no video—for this call. Work for you?” You can even put it on me: “I read this wonderful column in The Wall Street Journal about how too many video calls are bad.”

In a survey of employees, the University of California, Berkeley, found that 77% multitask during video calls. I called that out in a recent calendar invite: “Let’s do voice-only for this one,” I wrote to my colleagues. “We’re all going to cover each other’s faces with other windows on the screen anyway!” (Yep, we can see all of you, looking over at your second monitor!)

Step 4: Make the call

Even though I made my voice-call preferences known to my colleagues, I’m not just reaching for my phone. In fact, I’ve used all the big videoconferencing services—sans video. Zoom, Google Meet, Slack, FaceTime, WhatsApp and Facebook Messenger all produce stable and clear calls if you have a good connection. Most sound better than cellular—especially if you have a good mic. But the best choice is however you can most easily reach your contact.

Slack has become my go-to for work. Since most of the folks already are there all day, it’s great for mimicking the quick desk drop-by. Hit the phone button and it automatically defaults to a voice call. (To add video, you have to tap the video icon.) With Slack audio use surging in the past year, the company has been piloting new group-audio features, an office variation of Clubhouse and Twitter Spaces.

Slack is also looking at ways to improve audio quality and make it easier to switch between desktop and mobile calls, Ali Rayl, the company’s vice president of product and customer experience, told me.

Call-quality-wise, FaceTime audio consistently sounds the best to me. I often talk to my editor via Apple’s service and he sounds crystal clear. The downside? Apple devices only.

Step 5: Try no-video days

“The responsibility of limiting Zoom fatigue is not just on the individuals,” Dr. Fauville told me. “We hope our findings inspire companies to rethink videoconferencing.”

So far, so good. Citigroup CEO Jane Fraser has started “Zoom-free Fridays,” a day free of internal video calls. The University of California, Berkeley, for the past year, has said no recurring meetings—of any kind—on Friday afternoons.

You may want to try a similar policy. Or at the very least start perfecting those extremely polite “You don’t want to see my face and I don’t want to see your face” emails.

Developer efforts to convert emptying office towers into residential buildings have largely gone nowhere. That may be finally changing.

The prospect of transforming unused office space into much-needed housing seemed a logical way to resolve both issues. But few conversions moved forward because the cost of acquiring even an aging office building remained too high for the economics to pencil out.

Now that office vacancy has reached record levels, sellers are willing to take what they can. That has caused values to plunge for nothing-special buildings in second-rate locations, making the numbers on many of those properties now viable for conversions.

Seventy-three U.S. conversion projects have been completed this year, slightly up from 63 in 2023, according to real-estate services firm CBRE Group. But another 309 projects are planned or under way with about three-quarters of them office to residential. In all, about 38,000 units are in the works, CBRE said.

“The pipeline keeps replenishing itself,” said Julie Whelan , CBRE’s senior vice president of research.

In the first six months of this year, half of the $1.12 billion in Manhattan office-building purchases were by developers planning conversion projects, according to Ariel Property Advisors.

While New York, Chicago and Washington, D.C., are leading the way, conversions also are popping up in Cincinnati, Phoenix, Houston and Dallas. A venture of General Motors and Bedrock announced Monday a sweeping redevelopment of Detroit’s famed Renaissance Center that includes converting one of its office buildings into apartments and a hotel.

In Cleveland, 12% of its total office inventory is either undergoing conversions or is planned for conversion. Many projects there are clustered around the city’s 10-acre Public Square. The former transit hub went through a $50 million upgrade about 10 years ago, adding fountains, an amphitheater and green paths.

“You end up with so much space that you paid so little for, that you can create amenities that you would never build if you were doing new construction,” said Daniel Neidich, chief executive of Dune Real Estate Partners, a private-equity firm that has teamed up with developer TF Cornerstone to invest $1 billion on about 20 conversion projects throughout the U.S. in the next three years.

Conversions won’t solve the office crisis, or make much of a dent in the U.S. housing shortage . And many obsolete office buildings don’t work as conversion projects because their floors are too big or due to other design issues. The 71 million square feet of conversions that are planned or under way only account for 1.7% of U.S. office inventory, CBRE said.

But city planners believe that conversions will play an important part in revitalising depressed business districts, which have been hollowed out by weak return-to-office rates in many places.

And developers are starting to find ways around longstanding obstacles in larger buildings. A venture led by GFP Real Estate is installing two light wells in a Manhattan office-conversion project at 25 Water St. to ensure that all the apartments will get sufficient light and air.

Cities such as Chicago, Washington, D.C., and Calgary, Alberta, have started to roll out new subsidies, tax breaks and other incentives to boost conversions.

The projects are breathing new life into iconic properties that no longer work as office buildings. The Flatiron Building in New York will be redeveloped into condominiums. In Cincinnati, the owner of the Union Central Life Insurance Building is converting it into more than 280 units of housing with a rooftop pool, health club and commercial space.

In the first couple of years of the pandemic, office building owners were able to hold on to their properties because of government assistance and because tenants continued to pay rent under long-term leases.

As leases matured and demand remained anaemic, landlords began to capitulate and dump buildings at enormous discounts to peak values. In Washington, D.C., for example, Post Brothers last year paid about $66 million for 2100 M Street, which had sold for as much as $150 million in 2007.

Washington, D.C., has been particularly hard hit by the office downturn because the federal government has been especially permissive in allowing employees to work from home .

“We’re able to make it work as a conversion because it was no longer priced as though it could be repositioned as office,” said Matt Pestronk , Post’s president and co-founder.

Increasingly, more deals are taking place behind the scenes as converters reach deals with creditors to buy debt on troubled office buildings and then push out the owners. GFP Real Estate reduced costs of its $240 million conversion of 25 Water Street by buying the debt at a discount and cutting deals with tenants to exit the building before their leases matured.

One of the first projects planned by the venture of Dune and TF Cornerstone likely will be the Wanamaker Building in Philadelphia. TF Cornerstone just purchased the debt on the office space in the building and is in the process of taking title.

“The banks are foreclosing and doing short sales,” said Neidich, Dune’s CEO. “There’s a ton of it going on.”

In Washington, D.C., a conversion of the old Peace Corps headquarters building near Dupont Circle is 70% leased just four months after opening, said developer Gary Cohen . Rents are higher than expected.

“If that’s the way to get people downtown, that’s what we have to do,” Cohen said.

Not all developers agree that the economics of conversions work, even at today’s low prices. Miki Naftali , who has converted more than five New York properties over the years, said he has been very actively looking at conversion candidates but hasn’t yet found a deal that works financially.

One of the issues facing converters is that even if an office building is dying, it often has a few existing tenants who would need to be relocated. Some buildings would need atriums to ensure that all the apartments have sufficient light and air.

“When you start to add everything up, if your costs get close to new construction, that’s when you get to the point that it doesn’t make financial sense,” Naftali said.

Some landlords are including clauses in leases that give them the right to evict tenants to make room for a major conversion. Others are keeping a small ownership stake when they sell buildings so that they can learn the conversion process for future buildings.

“The world is looking at these assets in a different way,” said developer William Rudin , whose company decided to learn the conversion process by keeping a stake in 55 Broad Street, a downtown New York office building it sold last year to a converter.