Renting Industrial Storage Space in the UK: Expert Guidance for First-Time Tenants

Renting industrial or storage space can be an important step for a growing business. You may need somewhere to store stock, operate equipment, manage deliveries, prepare orders, or simply give your team more room than your current premises allow.

If you have never rented this type of commercial property before, knowing what to look for can be difficult. Industrial and storage premises have practical considerations that do not always apply to offices or retail units, from loading access and vehicle movements to power supplies, yard space, and the property’s permitted use.

The advertised rent is also only part of the picture. Business rates, service charges, insurance, utilities, repairs, fit-out costs, and lease obligations can all affect what the premises will actually cost your business.

The good news is that you do not need extensive industrial property experience before you start looking. The important thing is to understand what your business needs and have the right support when assessing suitable premises and progressing the commercial terms.

What Do You Actually Need the Space For?

Before looking at available industrial units, start with how your business will use the property.

“Industrial space” can mean very different things depending on the business. You may need a warehouse for stock, a unit for manufacturing, workshop space, storage for equipment, or a combination of operational and office areas.

Think about what needs to happen inside the premises every day.

Will you be:

• Storing stock or equipment?
• Receiving regular deliveries?
• Dispatching goods?
• Using machinery?
• Manufacturing or assembling products?
• Operating vehicles from the premises?
• Providing workspace for employees?
• Using part of the unit as an office?

Your answers will help determine what type of industrial or storage premises is appropriate.

You do not need to know the exact property terminology before speaking to an agent. Start by explaining how your business operates and what you need the premises to do.

How Much Industrial or Storage Space Do You Need?

One of the easiest mistakes for a first-time tenant is choosing a unit based purely on its advertised floor area.

The number of square feet or square metres does not tell you everything about how useful the space will be.

Consider the actual layout of the unit. How much space is available for storage? Can you move goods around easily? Is there enough room for equipment, shelving, vehicles or staff? Are there separate offices or welfare facilities?

You should also think about future growth.

Taking a unit that is too small can create operational problems surprisingly quickly. Taking substantially more space than you need, on the other hand, can increase your rent, rates, utilities, and other occupancy costs unnecessarily.

The right unit should give your business enough usable space without paying for capacity that does not serve a purpose.

What Should You Look for in an Industrial Unit?

Industrial properties can look similar in an online listing while being very different in practical terms.

For a first-time tenant, it helps to look beyond the floor area and advertised rent.

Loading and Delivery Access


If your business regularly receives or sends goods, access may be one of the most important features of the property.
Consider:

• Where delivery vehicles can enter
• Whether there is loading space
• The size and type of loading doors
• Vehicle access around the building
• Whether deliveries could disrupt neighbouring occupiers
• Whether your typical vehicles can use the site comfortably

A unit may have plenty of internal storage but still be unsuitable if your vehicles cannot access it efficiently.

Eaves Height and Internal Layout


If you are storing goods, the usable volume of the building matters as much as the floor area.

Look at the internal height, columns, racking possibilities, and layout. Consider how your stock will be stored and moved around the unit, rather than simply asking whether there is “enough space.”

Yard and Parking


Depending on your business, you may need:

• Dedicated parking
• Loading areas
• A yard
• Space for commercial vehicles
• Staff parking
• Customer access

Do not assume that all of these are included simply because the property is described as an industrial unit.

Ask what areas are included within your occupation and what restrictions apply.

What Should a First-Time Tenant Know About the Lease?

If you have previously rented residential property, a commercial lease can feel unfamiliar.

The lease determines important aspects of your occupation, including the length of the agreement, rent reviews, break provisions, and your responsibilities for the property.

You should make sure you understand the proposed terms before committing.

Pay particular attention to:

• Lease length
• Rent review provisions
• Break clauses
• Repairing obligations
• Insurance
• Permitted use
• Alterations
• Assignment or subletting
• Service charges
• Dilapidations and end-of-lease obligations

You do not need to become an expert in commercial leases. Your solicitor should advise you on the legal aspects of the agreement, while commercial property expertise can help you understand the wider commercial position and negotiate appropriate terms.

Can You Negotiate an Industrial Property Lease?

There may be scope to negotiate commercial terms, although what can be agreed depends on the property, landlord, and circumstances.

For an inexperienced tenant, the difficult part is often not knowing that negotiation exists. It is knowing what is worth asking for. You may not know whether the proposed rent is competitive, whether the lease length suits your plans or whether a particular repairing obligation could create problems later.

There is no guarantee that a landlord will accept a particular proposal. The value of experienced support is having someone who understands the commercial context and can help you approach those discussions appropriately.

How Alex Martin Can Help With Lease Negotiation

Lease negotiation is an important part of Alex Martin’s commercial property service.

If you have little or no experience negotiating commercial premises, you do not have to approach the landlord and work out the commercial terms alone.

Alex Martin can support you through the letting process and negotiations, while your solicitor provides the appropriate legal advice on the lease.

This can be particularly valuable for a first-time tenant who is confident running their business but less familiar with commercial property.

What Should You Check During an Industrial Property Viewing?

A viewing should answer a practical question:

Can my business actually operate effectively from here?
Do not simply look at whether the unit appears large enough.

Walk through the process of a normal working day.

Imagine your deliveries arriving. Consider where goods will be unloaded, stored, and moved around the premises. Consider where employees will work and where vehicles will park.

Check the physical condition of the property and make a note of anything that may require attention.

It is also worth asking questions about:

• Access hours
• Loading arrangements
• Parking
• Yard use
• Security
• Utilities
• Service charges
• Repairs
• Permitted use
• Lease terms

If something is essential to your business, establish the position before committing rather than assuming it will be available.

What If You Don’t Know What Type of Property You Need?

This scenario is common among first-time commercial tenants.

You may know that your current premises are no longer suitable without knowing whether you need a warehouse, industrial unit, workshop, storage facility, or another type of commercial space.

You may even start with broad searches for commercial premises, including high street commercial property to rent, simply because you know you need business space, before realising that your requirements are better suited to an industrial or storage property.

You do not have to solve that problem before speaking to a property specialist.

Start with the business requirements:

• What do you store?
• What equipment do you use?
• How do goods arrive and leave?
• How many people need to work there?
• Do you need vehicle access?
• What location do you need?
• What can you afford?

Those answers provide a much better starting point for a property search than simply choosing a property category from a listing website.

While industrial and storage premises have their own practical requirements, many of the key factors to consider when choosing commercial property also apply across different property types. You can explore our guide to the key features to look for in a high-street commercial property for rent for further guidance.

Industrial and Storage Space for Businesses With Different Levels of Experience

You do not need to be an established industrial operator to require industrial or storage premises.

A business may reach this point because it has outgrown a home-based operation, taken on more stock, started employing staff, expanded its distribution operation or simply needs dedicated space to operate more efficiently.

The property requirements will be different in each case.

Alex Martin’s role is not to expect every tenant to arrive with a fully developed property brief. The team can help businesses work through their requirements, identify suitable commercial property opportunities, and support them through the letting process.

This is particularly useful when you have little or no previous experience with industrial property and are unsure which questions to ask.

Frequently Asked Questions

What should I consider when renting industrial space for the first time?

Start with how your business will use the premises. Consider space, loading, vehicle access, storage, services, permitted use, location, total occupancy costs, and lease terms.

How much industrial space does my business need?

That depends on what you store, manufacture, or operate from the premises. Consider stock levels, equipment, staff, vehicle requirements, storage systems, and potential future growth rather than choosing a unit based only on its floor area.

Do I need to understand commercial leases before renting industrial space?

No. However, you should understand the obligations you are taking on and obtain appropriate legal advice before signing. An experienced commercial property professional can also help you navigate the commercial side of the negotiation.

How do I know whether an industrial unit is suitable for my business?

Focus on all the nuances of intended use and the use of space. A property that looks suitable online may not work operationally once you examine these details.

How to determine the industrial space that my business needs?

That depends on what you store, manufacture, or operate from the premises. Consider stock levels, equipment, staff, vehicle requirements, storage systems, and potential future growth rather than choosing a unit based only on its floor area.