Industrial lease due diligence for Las Vegas tenants

A Las Vegas industrial lease is easy to tour and easy to underwrite badly. This checklist is for tenants — warehouse, flex, and distribution users in Las Vegas, North Las Vegas, and Henderson. It is not legal advice and not a substitute for counsel, an environmental consultant, or a current expense statement.

Ali Roesener uses this list on tenant-rep assignments. Published listings show specs when the source file has them. This page will not invent rents, NNN line items, or vacancy.

1. Occupancy cost, not just the rate

Many industrial leases here are NNN or a close cousin. The number on a listing — when one exists — is a starting point.

Ask:

• What is included in estimated expenses (taxes, insurance, CAM, management)
• How expenses are reconciled and capped, if at all
• Who pays roof, structure, and parking-lot capital
• Whether a sublease inherits a different recovery method

If the listing has no rate, that is the catalog being honest. Inquire for a current proposal. Do not scrape a portal.

2. Term, options, and early occupancy

Term should match the operation, not a template. Options, early access for TI, and holdover matter more on industrial than on a small office suite because docks and power are expensive to relocate.

Write down:

• Target occupancy date and whether you can wait for TI
• Renewal options and how rent is reset (if at all stated)
• Assignment and sublet rules if the use may change
• Restoration at expiration — especially yard, racking, and floor work

Lease vs buy belongs in this conversation if the term is long enough that ownership is the real comparison.

3. Loading, yard, and truck path

A lease that looks right on square footage can fail on the first truck.

Confirm on the address:

• Dock count, levelers, and whether they are exclusive
• Drive-in door size and apron
• Truck-court depth and whether 53-foot trailers can turn
• Shared vs exclusive yard; trailer parking that is written, not assumed
• Hours and HOA / park rules that limit night outbound

West of the Strip mid-bay parks and Gowan yards do not share a loading pattern. See building types.

4. Zoning and permitted use

Zoning on a listing (M-1, M-2, and similar) is a clue, not a land-use opinion. Confirm the use — storage, last-mile, food, contractor yard, light manufacturing — against city rules for Las Vegas, North Las Vegas, or Henderson.

Outdoor storage, fleet parking, and customer traffic are the usual surprises. If the city page is Henderson or southeast Las Vegas, say which side of the line the operation must sit on.

5. Environmental and building systems

Industrial sites carry use history. A short term does not erase that.

At minimum, discuss:

• Whether a Phase I is appropriate and who orders it
• Known uses (fuel, paint, waste oil, outdoor storage)
• Power (voltage, amperage, three-phase) versus the process
• HVAC on the office, heating in the warehouse, and sprinkler type
• Floor condition, pits, and existing equipment you would inherit

This site lists power and clear height only when the catalog has them. Missing fields mean “ask,” not “assume typical.”

6. What to send Ali

A useful inquiry is a paragraph, not a portal lead:

• Size band and whether it can split
• Use and any licensing
• Dock vs grade, yard, power
• Timing and lease vs a purchase alternative
• Must-have geography (I-15, airport, I-215, Henderson)

Call (702) 352-2937, email Ali.Roesener@lpc.com, or use the form. How the tenant-rep process runs is on working with a broker. Citation card: /cite. Alexandria Roesener, SIOR · NV Lic. S.017233. Licensed with Lincoln Property Company LLC.

Related pages

• Warehouse for lease
• Flex space
• Markets index
• Contact