An industrial building may have a desirable location, ample square footage, and modern construction—and still not work for a manufacturer. Whether it can depends on its infrastructure, the improvements required, and the time and cost to prepare it for occupancy.
In our conversations with manufacturing occupiers, power, water, and natural gas frequently take priority over loading dock counts, truck turning radius, and dock equipment. Proximity to Micron has not consistently been the deciding factor. Freeway access remains important, but with many Treasure Valley industrial properties already near freeway corridors, infrastructure can become the distinguishing consideration.
Start with power
“Heavy power” is a useful marketing phrase, but prospective tenants need specifics. Owners should document the existing service, including amperage, voltage, and phase, and identify whether it serves the entire building or individual suites.
If that information is incomplete, an electrical contractor can verify the installed service, and a discussion with Idaho Power can help determine whether additional capacity may be available and what an upgrade would involve. Having those answers before a prospect arrives helps an owner market the property accurately and respond to manufacturing inquiries with confidence.
Look beyond electricity
Depending on the process, a manufacturer may also need substantial natural gas service, water and sewer capacity, specialized ventilation, temperature control, equipment foundations, or clean production areas. Clear height, floor slab thickness and load capacity, and the ability to accommodate cranes can be deal-breakers and are worth confirming early.
Owners should also understand the property’s loading configuration, truck circulation, employee parking, and potential for expansion, and confirm that zoning permits the proposed use. These features may carry different weight for each manufacturer, but they remain part of a complete property evaluation.
Decide how much you are willing to invest
Understanding the building is one part of the equation. Understanding ownership’s appetite for improvements is another.
Would you fund an electrical upgrade? Could specialized improvements be supported by a longer lease term? Would you entertain selling to a manufacturer that prefers to own its facility?
Some improvements broaden a property’s appeal to many tenants. Others serve only one occupant. That distinction matters when weighing cost, lease structure, and the long-term value of the investment. Owners don’t need to commit before a qualified prospect emerges, but setting parameters early makes those conversations more productive.
Help prospects evaluate the opportunity
Manufacturers need to understand what it will take to become operational. Service specifications, available plans, records of previous improvements, and candid information about known limitations give a prospect a stronger starting point.
Where upgrades are necessary, preliminary information on feasibility, cost, and timing helps both parties decide whether to proceed. Final conclusions will require review of the tenant’s specific operation by utility providers, contractors, and design professionals. Idaho Power also offers economic development assistance to businesses evaluating relocation or expansion, a useful resource early in the process.
Building readiness checklist
- Electrical service: amperage, voltage, phase, and whether it serves the whole building or individual suites
- Natural gas service size and capacity
- Water and sewer capacity
- Clear height
- Floor slab thickness, load capacity, and equipment foundation capability
- Crane capability, existing or potential
- Loading docks, grade doors, and truck circulation
- Employee parking and expansion land
- Zoning and permitted uses
- Plans and records of prior improvements
Start before the inquiry arrives
Owners who document their infrastructure, investigate potential upgrades, and establish their investment parameters in advance can respond with confidence when an opportunity arises.
The question to ask now: Do you know what your building can accommodate, and what it would take to expand its capabilities?
Woods Commercial Group works with industrial owners and users to evaluate existing-building, expansion, and build-to-suit opportunities in the Treasure Valley.
Every lease is an investment decision.