Introduction

Buying an industrial property can be a lucrative investment, but it's crucial to conduct thorough due diligence to minimize risks and ensure you're making a sound investment. In this blog post, we will provide you with a comprehensive checklist to follow when buying industrial and warehouse properties. This checklist covers various aspects, including financial considerations, environmental concerns, and physical assessments, along with typical timelines and cost estimates for each step of the due diligence process.

1. Broker Price Opinion (BPO):

   • Timeline: Usually within the initial stages of property identification.

   • Cost: Typically free or at a nominal fee.

   • A BPO helps you determine the property's approximate market value, assisting in the initial financial assessment.

2. Environmental Considerations:

   • Timeline: Early in the due diligence process.

   • Cost: Varies depending on the complexity of the study.

   • Conduct environmental site assessments (Phase I and, if necessary, Phase II) to identify any potential environmental liabilities that may impact the property's value or future operations.

3. Assessment of Roof:

   • Timeline: During the physical inspection phase.

   • Cost: Roof inspection costs range from $0.10 to $0.50 per square foot.

   • Evaluate the condition of the roof, as repairs or replacements can be costly. Determine the remaining lifespan and identify any leaks or damage.

4. HVAC and Electrical Systems:

   • Timeline: During the physical inspection phase.

   • Cost: Inspection costs vary; budget for potential repairs or upgrades.

   • Assess the condition and capacity of heating, ventilation, air conditioning (HVAC), and electrical systems. Ensure they meet your operational needs.

5. Paving Surfaces:

   • Timeline: During the physical inspection phase.

   • Cost: Inspection costs vary; budget for resurfacing or repairs.

   • Examine the condition of parking lots and loading docks. Determine if any resurfacing or repairs are needed.

6. Sprinkler Systems:

   • Timeline: During the physical inspection phase.

   • Cost: Inspection costs vary; budget for potential repairs or upgrades.

   • Check the functionality and compliance of fire suppression systems, as they are critical for safety and insurance requirements.

7. Lighting:

   • Timeline: During the physical inspection phase.

   • Cost: Inspection costs vary; budget for lighting upgrades if necessary.

   • Evaluate the quality and energy efficiency of lighting systems, which can impact operational costs.

8. When to Conduct a PCA (Property Condition Assessment):

   • Timeline: Typically after initial inspections but before finalizing the purchase.

   • Cost: PCA costs range from $2,000 to $5,000 or more.

   • A PCA is a comprehensive inspection that covers all aspects of the property's condition, providing a detailed report on its physical and operational status.

9. Title Search and Survey:

   • Timeline: Usually in the later stages of due diligence.

   • Cost: Title search and survey costs vary by location and property size.

   • Ensure the property's title is clear of any encumbrances or issues, and conduct a survey to verify property boundaries.

10. Financial Due Diligence:

    • Timeline: Ongoing throughout the due diligence process.

    • Cost: Legal and accounting fees will vary based on complexity.

    • Work with financial professionals to review leases, operating expenses, and potential financial liabilities.

11. Zoning and Permitting:

    • Timeline: Early in the due diligence process.

    • Cost: Varies depending on jurisdiction and property type.

    • Confirm that the property's current zoning and permits align with your intended use.

Conclusion

Buying industrial properties is a significant investment, and thorough due diligence is essential to mitigate risks and ensure a successful purchase. The checklist provided here covers key aspects of due diligence, along with estimated timelines and costs. Working with experienced professionals, such as real estate agents, inspectors, and legal advisors, can help you navigate this complex process and make informed decisions. Remember that investing in due diligence upfront can save you from costly surprises down the road and contribute to the long-term success of your industrial property investment.