Short answer: start with what you store, how you move it, and how many people work there, then add room for aisles, loading, an office and growth. Once you add aisles, staging and an office, most businesses need a good bit more room than their inventory alone takes up, and most plan for 2 to 3 years of growth. A walk-through of your current operation is the best way to get a real number.
I'm Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial. I have over ten years in distribution and still run a distribution business today, so I know how quickly a growing business can fill a building. This guide is for contractors, distributors, light manufacturers and online sellers looking in Warminster, Warrington, Chalfont, Horsham, the Doylestown area, and Upper and Lower Bucks.
Step 1: Measure what you have today
- How many pallets, racks or shelving units do you use now?
- What is your busiest season, and how much inventory do you hold then?
- How many vehicles, trailers or pieces of equipment need indoor space?
- How many people work in the warehouse and in the office?
Step 2: Think up, not just out
Clear height is the usable height inside the building, from the floor to the lowest thing hanging from the ceiling. If you can stack or rack goods higher, you may need fewer square feet. Many older small bays in Bucks County have lower clear heights than newer distribution buildings, so ask for the actual clear height on every space you tour.
Step 3: Add room for how the space works
Plan for:
- Aisles wide enough for your forklift or pallet jack.
- A staging area near the doors for shipping and receiving.
- Office, restrooms and a break area.
- A work or assembly area if you build, kit or repair anything.
- Parking for staff, visitors and any trucks or vans kept on site.
Step 4: Plan for loading
- Loading docks (dock-high doors) are best if you get deliveries from tractor trailers.
- Drive-in doors (grade-level doors) work well for vans, box trucks and contractors who pull equipment inside.
- Many small businesses want at least one of each.
Step 5: Plan for growth, but not too much
Leases often run 3 to 5 years or more. Ask yourself where your business will be by the end of the lease. Too little space can force an expensive early move. Too much means paying rent on empty floor. Ask about expansion rights or a shorter first term if you are unsure.
Quick checklist before you tour
- Clear height
- Number and type of doors (docks vs. drive-ins)
- Power that fits your equipment (ask the landlord for the service size and confirm it with your own contractor)
- Parking and truck access
- Zoning that allows your use (check with the township)
- Office size and condition
- Lease type (NNN or gross), CAM charges, and any tenant improvement (TI) allowance
- Lease length and renewal options
Not sure which type of space fits? Read Flex vs. Industrial Space.
FAQs
How much warehouse space does a small business need?
It depends on inventory, equipment, staff and how goods move. The best way to size it is to list what you store and how you work, then tour a few spaces.
Is it better to lease more space than I need?
A little room to grow is usually smart, since moving mid-lease is costly. Most businesses plan for 2 to 3 years of growth instead of paying for space they may never use.
Does clear height matter for a small business?
Yes. Higher clear height lets you rack goods higher, which can mean fewer square feet and lower rent for the same amount of storage.
Should I get a loading dock or a drive-in door?
If tractor trailers deliver to you, you likely need a dock. If you use vans, box trucks or bring equipment inside, a drive-in door may be enough. Many businesses want both.
Talk to a local industrial specialist
Questions about industrial or flex space in Bucks County? Email Carolyn Olivieri, a Doylestown-based industrial and flex specialist with KW Commercial, at c.olivieri@kwcommercial.com
Carolyn Olivieri, KW Commercial