Guides
How to choose an industrial warehouse: a 12-point checklist
Before signing an industrial lease in Mexico, verify 12 points on site: real clear height at center and side axes, floor thickness and load rating, installed and expandable kVA, dock count and levelers, turning room for 53-foot trailers, fire protection, lighting, perimeter security and CCTV retention, divisibility, what the maintenance fee covers, lease term and currency, and whether the signer is the actual owner. A serious landlord answers all 12 with documents and measurements, not assurances.
How to choose an industrial warehouse: the 12 points
- Real clear height. Ask for center-axis and side-axis heights separately; a single figure hides the lower one. Reference: 10.17 m center / 8.50 m sides in modern Logistik II buildings.
- Floor. Thickness and type (15 cm reinforced concrete is the local standard) plus the declared load rating.
- Power. Installed kVA, outlet types (three-phase 220 V / single-phase 110 V), and whether conduit is ready for a substation upgrade.
- Docks. How many, with which levelers, and separate forklift ramps.
- Truck court. Can a 53-foot trailer turn without risky maneuvering? Ask to see one do it.
- Fire protection. Tank, pump set, hydrants inside and out, siamese connection.
- Lighting. Daylight through translucent panels and LED at night: it shows up on your power bill.
- Security. Perimeter, access control, CCTV and footage retention; critical for exporters (see C-TPAT warehouse requirements).
- Divisibility and growth. Can you start with one unit and expand into the adjoining one without moving?
- Maintenance. How much, what it covers, who runs it.
- Lease. Term (3 to 5 years is standard in Mexico), currency, escalations, guarantees.
- Landlord. Owner or intermediary? Dealing with the owner shortens every later decision.
The costliest mistake: comparing on rate alone
Two buildings at MXN $80 per m² do not cost the same if one has 4 leveler-equipped docks and the other one; 250 kVA versus 13; room to grow next door versus a forced move. Compare total cost to operate, not the asking rate. Local benchmarks are in our 2026 price guide, and the Europa 100 spec sheet answers all 12 points in writing.
FAQ
What clear height do I need for selective racking?
With 10 m clear you run 4 to 5 rack levels comfortably on standard pallets; with 8.5 m at the sides, plan the rack layout around that zone. Check your rack height plus forklift handling clearance.
How many docks per square meter?
Flow decides, not area: cross-dock operations need more doors per m² than slow-rotation storage. As a reference, Europa 100's 1,848 m² units each get one truck dock and one forklift ramp.
What should I review in a Mexican industrial lease?
Term and renewals, currency and annual escalations, what happens to improvements you build (offices, substation), exit clauses and guarantees. And confirm the signer owns the property or holds the owner's power of attorney.