Six Tests for a Manufacturing Site in Metro Vancouver
With regional vacancy at 4.3% in Q2 2026 and rents still varying by submarket, manufacturers can afford to be systematic. Six dimensions decide whether a building works for a full term, and no single one should win.
July 23, 2026 · 2 min read · By Samuel Brahem, in association with NAI Commercial
Power and zoning first
Older Vancouver and Burnaby stock offers 200 to 400 amp, 600-volt three-phase service. Manufacturing usually needs 800 amps or more, and metal, food and plastics processes can require 1,200 to 2,000 amps or a dedicated transformer. Confirm capacity with BC Hydro records, check whether the electrical room and local grid can take an upgrade, and budget 6 to 18 months for one. Verify natural gas volume for process heat and powder coating.
Zoning is not uniform. Richmond's I-1 and I-2 and Surrey's IL and IH differ on manufacturing intensity and emissions. Confirm your process is permitted outright, whether outdoor storage is allowed, and how noise, air and waste rules bite — especially where industrial abuts homes in Vancouver and Burnaby.
The building spec
- Clear height 24 to 28 feet minimum; 32-plus for overhead cranes or vertical equipment
- Column spacing 40 by 50 feet or wider
- Floor load: warehouse slabs carry 250 to 350 PSF; heavy manufacturing may need 500 PSF or reinforcement
- Both dock-height and grade loading
- Office at 5 to 15 percent — less than many buildings carry
Labour and freight
SkyTrain access in Burnaby and Surrey deepens the labour pool; Campbell Heights and Tilbury need car-based staff and parking above the usual 1 stall per 1,000 to 1,500 sq. ft. Surrey, Langley and Abbotsford house more of the region's manufacturing workforce, and BCIT and Kwantlen feed the trades.
Highway 1 and 91 serve Surrey, Delta and Langley; Highway 17 links Tilbury to the ferry and container terminals. Port-dependent operations lean to Annacis Island or Tilbury, US-bound ones to Surrey and Langley near the Pacific Highway crossing.
What it costs by submarket
- Vancouver about $20.10 and Burnaby $19.67 per sq. ft. net; few power-ready buildings
- Richmond about $20.26, the highest average
- Surrey about $18.66, with Port Kells and Campbell Heights in line; Delta about $17.91
- Langley about $19.20; Abbotsford about $17.09, the lowest, with labour and supply chain trade-offs
Model total occupancy cost — power, improvements and freight — not the rate on the brochure.
