What we build · Flex & Office-Warehouse
Two Buildings, One Envelope
Warehouse with an office component, built speculatively for tenants who do not exist yet. The flexibility is the product.
The geotechnical report, the intended clear height and the likely tenant profile. Those three tell us more than a full set of drawings.
The slab
The one element a tenant judges on, and cannot fix
Self-perform
Dewatering and deep foundations in house
Commodity
Fire protection designed to what is actually stored
Licensed
General contractor, licensed in the state of Florida
Building for a tenant you have not met
The office-to-warehouse ratio, the demising strategy and the door count all have to be chosen before anybody knows who will lease it. Choose wrong and you either spend on finish nobody wanted or hand every tenant an expensive fit-out that slows absorption.
What to decide up front
- Office ratio, which the local market decides rather than the architect.
- Demising strategy, so units can be split without rebuilding services.
- Separate entries and parking for the office component.
- Grade-level versus dock-high doors, and how many per unit.
- Services stubbed so a split is straightforward later.
How we handle it
- 01Design demising so future splits are cheap rather than structural.
- 02Stub services for likely unit configurations.
- 03Build the shell to a standard that suits speculative leasing.
- 04Keep tenant fit-out simple and repeatable.
- 05Sequence so units can deliver as they lease.
Design the demising strategy before construction, not at first lease. Stubbing services for two or three likely configurations costs very little during the build and saves weeks of tenant fit-out on every unit afterwards.
Said plainly
Where we stop
If the office ratio is set well above what the local market absorbs, that finish is money spent on space that will be leased at warehouse rates. We will say so before it is built.
FAQ
Common questions
- What office ratio should we build?
- What your local market absorbs, not what looks balanced on a plan.
- Should we demise up front?
- Design for it up front, even if you do not build it. Stubbed services save weeks per tenant.
- Grade level or dock high?
- Depends on tenant profile. Most flex units want at least one of each.
- Can units be combined later?
- If the demising strategy allowed for it. That is a design decision.
What decides cost
The Slab
The floor is the element tenants judge a warehouse by, and it is produced in a single continuous operation that cannot be repeated.
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Fire Protection
The sprinkler system is determined by what is stored and how high it is stacked, which is information a speculative developer does not have.
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Clear Height
Clear height has risen steadily and it is not free. Each additional foot costs across several systems and only earns it back if the market racks that high.
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Docks & Truck Court
Door count, court depth and pavement design are set by the vehicles that will use them, and getting the depth wrong is not fixable.
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Ground Conditions
Industrial buildings cover an enormous footprint, which means whatever is wrong with the ground is wrong across all of it.
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More what we build
Distribution Warehouse
The standard big-box warehouse. Four variables decide almost the entire budget, and they interact with each other.
Read more →
Light Manufacturing
A building shaped by what happens inside it. Power, compressed air, process drainage and ventilation are the project; the shell is comparatively simple.
Read more →
Cold Storage
The most technically demanding industrial building, and the one where an ordinary warehouse approach fails outright.
Read more →
Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.