Short answer: look at how trucks get in and out before anything else. Then check the docks, clear height, truck court, power, sprinklers and zoning, and ask whether you can hire people nearby. A building that looks great inside can still cost you every day if trailers can't turn around or your drivers sit in traffic getting to I-95 or the Turnpike.
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 when I tour a warehouse, I'm looking at it the way you will on a Monday morning with three trucks waiting.
Start with the road
Where your customers and suppliers are decides a lot. Lower Bucks puts you close to I-95 and the Pennsylvania Turnpike. Warminster, Warrington and Chalfont, along with nearby Horsham in Montgomery County, sit closer to Route 611 and Route 309, which is handy if you serve the central and upper parts of the county or Montgomery County. Drive the route from the building to the highway at the time your trucks would actually run it. A map won't show you a tight left turn or a school zone.
Docks and doors
- How many dock-high doors, and do they have levelers?
- Is there at least one drive-in door for forklifts, vans or equipment?
- Are the doors on the side you need, or will trucks block the parking lot?
- Ask the landlord what shape the dock seals and bumpers are in. Worn ones get expensive.
Truck court and yard
The truck court is the paved area in front of the docks. If a 53-foot trailer can't back in without the driver making five tries, you'll hear about it. Ask how deep it is, whether trailers can be parked overnight, and whether the lot is shared with other tenants.
Clear height and floor
Clear height decides how high you can rack. Older buildings in Warminster and nearby Horsham often have lower ceilings than the newer bulk buildings down in Lower Bucks, and that's fine for plenty of businesses. Just know your number before you tour. Ask about column spacing too, since tight columns can eat up rack layouts.
Power, sprinklers and the boring stuff
- Ask for the power service size and have your own contractor confirm it fits your equipment, chargers and any future automation.
- Check the sprinkler system. What you can store, and how high, can depend on it. Your insurance carrier may have opinions here too.
- Look at the roof, HVAC in the office, and lighting. Find out who pays to fix each one.
Labor
Can you hire? Think about where your workers live, whether there's a bus line nearby, and how many other warehouses around you are hiring the same people. Parking for a full shift matters more than people expect.
Zoning
Don't assume a building that looks industrial allows your use. Each township has its own rules. My guide on zoning for warehouse use in Bucks County explains how to check.
Tour checklist
- Drive time to I-95, the Turnpike, Route 611 or Route 309
- Dock doors, levelers and drive-in doors
- Truck court depth and trailer parking
- Clear height and column spacing
- Power service, confirmed by your contractor
- Sprinkler system and what it allows you to store
- Staff parking and access to workers
- Zoning approval for your use
- Lease type (NNN or gross), CAM and any TI allowance
If you're still figuring out size, start with How Much Warehouse Space Do I Need? For rent numbers, see What Does It Cost to Lease Industrial Space in Bucks County?
FAQs
What matters most when choosing a distribution warehouse?
Truck access and location usually matter most, because they affect every shipment. After that, look at docks, clear height and whether you can hire nearby.
How many loading docks does a small distributor need?
It depends on how many trucks you load and receive each day. Count your daily shipments, add room for your busy season, and ask whether you also need a drive-in door.
Is Lower Bucks better for distribution than Central Bucks?
Lower Bucks is closer to I-95 and the Turnpike, which helps for regional shipping. Central Bucks towns like Warminster, Warrington and Chalfont can work well if your customers are nearby or along Route 611 and Route 309. It comes down to where your trucks go.
Do I need to check sprinklers before I lease?
Yes. The sprinkler system can limit what you store and how high you stack it. Ask the landlord for details and talk to your insurance carrier before you sign.
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