The state of the market
Vancouver proper has the smallest functional industrial land base in Metro Vancouver, the highest redevelopment pressure, and the most concentrated demand for small bay product. That combination has been pushing rents and shrinking option sets year after year.
The result: if you are looking under 10,000 sq. ft. with grade loading, you are competing against contractors, food users, light manufacturers, trades, and owner-users — all looking at the same shortlist.
What is actually scarce
- Functional small bay under 5,000 sq. ft. with working loading
- Mid-bay flex with both dock and grade
- Any yard component inside Vancouver proper
- Power-upgraded space for food and light manufacturing
- Strata bays that are owner-occupy ready
When to start
Most Vancouver tenants underestimate timing by 4–6 months. For a typical lease under 15,000 sq. ft., 9–12 months out is realistic. Anything specialized (food production, cold storage, heavy power) needs 12–18 months.
Lease renewals deserve the same lead time. The decision to renew or relocate is a market decision, not a building decision.
"Most tenants do not have a space problem. They have a timing problem."
Vancouver vs. the alternatives
If staying in Vancouver matters for customers, labour, or identity, expect to pay for it. If function and scale matter more, Burnaby, Richmond, Delta, and Surrey/Langley each solve a different problem.
A clear relocation read compares total occupancy cost, truck routing, customer access, and operational fit — not just rate.
What to evaluate beyond rate
- Loading: dock, grade, dock count, truck approach, turnaround
- Clear height: real usable height, not advertised height
- Power: amperage, voltage, three-phase, upgrade capacity
- Parking and yard: stalls, secure access, trailer space
- Zoning: permitted use, additional use, future risk
- Operating costs: realistic budget vs marketing pro-forma
- Renewal terms, expansion rights, and exit flexibility