Industrial tenant representation is advisory and negotiation support for companies that lease warehouse, distribution, logistics, or light-industrial space, provided by a broker who acts only for tenants. In the GTA's tight industrial market, where availability is scarce and landlords are sophisticated, occupiers without representation negotiate at a structural disadvantage.
Who this is for
Occupiers who need industrial space in the GTA, from e-commerce and logistics operators to manufacturers and technology companies with hardware, fulfilment, or R&D requirements. Typical needs range from small-bay units to large distribution facilities across GTA West (Mississauga, Brampton, Milton, Oakville), GTA North (Vaughan, Markham, Concord), and GTA East.
The process
- Requirements definition: clear height, power, shipping doors, trailer parking, office component, zoning, and labour access.
- Full-market search: on-market, off-market, design-build, and sublease options. Critical in a low-vacancy market.
- Total-cost analysis: net rent plus TMI, utilities, and improvement costs compared across options.
- Negotiation and lease execution: terms, incentives, expansion and renewal rights negotiated with competitive leverage.
Market context
GTA industrial vacancy remains among the tightest of any major North American market, which makes early planning and off-market access decisive. Renewing tenants in particular need current market data. Rates on industrial renewals have moved sharply and landlords do not volunteer market context.
Frequently asked questions
- How early should an industrial tenant start a renewal or relocation in the GTA?
- Start 18 to 24 months before expiry for most industrial requirements. Low vacancy means relocation alternatives take longer to find, and credible alternatives are the leverage that disciplines your renewal negotiation.
- What does TMI mean in a GTA industrial lease?
- TMI (taxes, maintenance, and insurance) is the additional rent industrial tenants pay on top of net rent, covering realty taxes, common-area maintenance, and building insurance. TMI varies meaningfully between buildings, so comparing net rent alone is misleading.
Your lease expiry is closer than it looks.
The best outcomes start 12 to 24 months out. A first conversation costs nothing and preserves your leverage.
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