How to lease a warehouse in South Florida

Leasing industrial space here follows the same basic path as anywhere else, with a few local twists: hurricane code, tight supply, and city-by-city approvals.

The steps

1. Define what you need. Square footage, clear height, number of dock and grade-level doors, power, office share, parking, and truck court depth.
2. Pick your target areas. Think about where your trucks go, where your employees live, and how close you need to be to the ports, the airport, and major highways.
3. Tour and compare. Look past the rent. Compare loading, clear height, roof and door condition, and how much the space needs before you can use it.
4. Sign a letter of intent (LOI). A short, usually non-binding summary of the main terms: rent, term, start date, improvements, and who pays what.
5. Negotiate the lease. Rent increases, operating costs, repairs, insurance, hurricane and casualty terms, renewal options, and permitted use.
6. Check local approvals before you sign. Many South Florida cities and counties require a certificate of use and a local business tax receipt. Confirm your use is allowed under the zoning.
7. Build out and move in. Permits for any improvements, then racking, equipment, and move-in.

Common lease types

• NNN (triple net). You pay base rent plus your share of taxes, insurance, and common area maintenance. The most common structure for industrial.
• Modified gross. Some operating costs are baked into the rent. The split varies.
• Gross. The landlord covers most operating costs. Less common for warehouses.

Florida rent tax is gone

Florida used to be the only state that charged sales tax on commercial rent. That tax was repealed for rental periods starting October 1, 2025 (House Bill 7031), including local surtaxes. A few exceptions still apply, such as rentals shorter than six months and certain parking, boat, and aircraft storage spaces. Check with your tax advisor for your situation.

Common questions

How long is a typical warehouse lease?

Terms vary with the size of the space and the improvements involved. Larger spaces and bigger build-outs usually come with longer terms.

What's the difference between clear height and ceiling height?

Clear height is measured to the lowest hanging object, like beams or sprinklers, so it's the height you can actually use for storage.

Do I need a certificate of use in South Florida?

Many local governments here require one before you operate. Rules differ by city and county, so check with the one where the property sits.

This guide is general education, not legal or tax advice.

See current conditions in the warehouse market data, or learn the terms in the glossary.