Build-to-lease development is a commercial real estate solution in which a developer or investor funds and constructs a custom facility specifically for a tenant. When the building is complete, the tenant leases the property long-term. This model ensures the facility aligns perfectly with the tenant’s operational needs while eliminating the upfront capital investment typically required to purchase or build the property themselves.
In this comprehensive blog, we’ll explain what build-to-lease development is and how it works, helping you decide if it’s the right move for your business.
What Is Build-to-Lease Development?
Build-to-lease development is a real estate model in which a facility is custom-built to meet a tenant’s specific needs and then leased to that tenant after construction.
Rather than adapting to an existing building, tenants work with a developer to design a brand-new building around their operational requirements. The developer (or property investor) does all the heavy lifting, including covering the initial investment of the building and managing the land acquisition, permitting, and construction.
In other words, tenants benefit from a space designed just for them without taking on the financial burden of ownership.
Tenant Benefits of Build-to-Lease Developments
- Tailored to specific industry needs—no more “making do” with an ill-fitting building.
- Improved productivity and employee satisfaction through optimized layouts.
- Compliance with industry regulations or corporate design standards.
2. Capital Conservation
- No upfront costs for land or construction.
- Capital can be directed toward growth areas like staffing, marketing, or equipment.
3. Reduced Risk & Stress
- The developer assists with land selection, and handles all of the permitting, design, and construction associated with the building.
- Avoid dealing with zoning, project management, or costly mistakes.
- Minimizes exposure to real estate market fluctuations and construction delays.
4. Predictable Costs & Long-Term Stability
- Lease terms are typically 10–20 years.
- New, energy-efficient facilities reduce ongoing maintenance and utility bills as compared to older existing buildings.
- May serve to reduce or eliminate the need for costly renovations later.
5. Location Flexibility
- Choose the best site for your business needs, not just what’s available.
- Ideal for manufacturing, logistics, or customer-facing businesses that rely on location.
- Build a branded presence with a facility that reinforces your identity.
A.C.E. Building Services provides flexible build-to-lease solutions for businesses in Manitowoc, Sheboygan, and throughout all of northeast Wisconsin. Learn more!!
Understanding Build-to-Lease Agreements
Build-to-lease agreements are often structured as net leases, where tenants are responsible for operational expenses like taxes, insurance, and maintenance. Since the facility is customized, lease terms are longer than standard commercial leases—typically 10+ years. This allows developers to recover their investment while offering tenants a purpose-built facility. Long-term leases also help tenants negotiate more secure terms and reduce the need to relocate or retrofit later on.
Build-to-Lease Costs: What Influences Pricing?
The cost of a build-to-lease development varies widely depending on the project specifications. Key factors that influence the cost (and thus the rent) include:
- Location: The price of land and local construction costs (labor, permitting fees) can significantly affect the project budget. For instance, building in a high-cost urban area will be more expensive than in a rural setting.
- Size and Building Type: A larger building obviously costs more in absolute terms, but might be less per square foot than a smaller, highly specialized facility. The use type (warehouse, office, medical, retail, etc.) also impacts cost due to different design requirements.
- Design Specifications: Specialized features or high-end finishes will increase costs. If a tenant needs things like clean rooms, heavy-duty floor loads, LEED-certified construction, advanced security systems, or custom architectural details, these increase the project budget. A simple warehouse is cheaper than an office headquarters with premium interiors.
- Market Conditions: The state of the construction market (material costs, contractor availability) and real estate market (prevailing rents, cap rates) will also factor in.
Learn more about our design-build approach and how it helps us deliver projects faster, more efficiently, and with fewer surprises.
The Build-to-Lease Planning & Construction Process
A build-to-lease facility is custom-designed from the ground up, ensuring it meets the tenant’s exact needs. Below is an overview of the key steps in the design and planning process.
1. Planning & Initial Agreements: The tenant defines their building requirements, including location, size, layout, timeline, budget. A letter of intent (LOI) is signed to initiate collaboration with a developer.
2. Site Selection & Due Diligence: The developer identifies and evaluates potential sites. Zoning, environmental reviews, and feasibility studies ensure the project is viable.
3. Design Development: A contractor works with the developer and tenant to design a space optimized for operations. Branding, layout, workflow, and infrastructure are all customized.
4. Permitting & Lease Finalization: Final plans are submitted for permits. The lease agreement is signed with terms based on the agreed design and development timeline.
5. Construction & Handover: The developer manages the build from groundbreaking to final inspection. The tenant receives a move-in-ready, custom facility they will lease under long-term terms.
Want to see our work in action? Explore our project gallery to view custom facilities we’ve delivered for businesses across Northeast Wisconsin.
Why Choose A.C.E. Building Service for Your Build-to-Lease Project?
At A.C.E. Building Service, we specialize in build-to-lease developments throughout Manitowoc, Sheboygan, and Northeast Wisconsin. With over 60 years of construction experience and a trusted partnership with Butler Manufacturing, we provide:
- Expert project planning and site selection
- Seamless construction management
- Durable and energy-efficient pre-engineered buildings
- A proven track record of delivering tailored spaces for manufacturing, warehousing, office, and commercial tenants
