South Florida's warehouse districts, from Medley and Doral to the industrial parks in Broward and Palm Beach, turn over constantly. Some buildings get stripped back to the shell for the next tenant. Older ones get torn down for newer, taller buildings. Either way, the work goes better when everyone knows what's hiding in the building before the quote is signed.
What you're dealing with
Common warehouse construction and what it means
| Item | How it comes down | Watch for |
|---|---|---|
| Tilt-up concrete walls | Large precast panels taken down in a planned sequence once the roof is off. | Panels can be braced by the roof, so the order matters. |
| Steel frame | Cut and lowered with shears or torches, then sorted for recycling. | Bracing and connections that hold the frame together during the work. |
| Block walls | Pulled down and broken up like other block buildings. | Filled cells and tie beams add breaking time. |
| Slab | Often thicker than a house slab, and sometimes heavily reinforced for forklifts and racking. | Pits, trenches, old foundations from earlier buildings and buried lines. |
If the building is staying and only the interior is going, the shell, roof and slab are protected and only the tenant build-out comes out.
Before the structure
What has to come out first
Asbestos
Every commercial building needs an asbestos survey and a notice at least 10 working days before demolition. Older warehouses often have it in roofing, office floor tile and mastic, or pipe insulation.
Fluids and equipment
Hydraulic dock levelers and lifts, compressors, oil, coolants and leftover chemicals need proper removal and disposal.
Racking and mezzanines
Pallet racking and steel mezzanines come down first and usually go to steel recyclers.
Refrigeration
Cold storage buildings can have large refrigeration systems. Refrigerants are recovered by certified technicians before anything is cut.
Utilities
Large electrical services, transformers, fire sprinkler lines and backflow preventers all need disconnecting and documentation.
For tenants
Strip-outs at the end of a lease
Read the lease
Many industrial leases require the tenant to remove its improvements and return the space to a certain condition. Know what's expected before you quote it.
Talk to the landlord
Agree in writing what stays: offices, restrooms, lighting, the dock equipment.
Leave time
Asbestos testing, permits and the strip-out itself all need to fit before the lease ends.
Related
Keep reading
Common questions
Frequently asked questions
Do I need an asbestos survey to demolish a warehouse?
Yes. In Florida every commercial building needs a thorough asbestos survey and a written notice filed at least 10 working days before demolition, even if no asbestos is found. Interior strip-outs need a survey to see whether the notice thresholds apply.
How are tilt-up concrete walls demolished?
Tilt-up panels are taken down in a planned sequence, usually after the roof structure is removed, with the panels braced or lowered so they don't fall unexpectedly. They're then broken up and the concrete is recycled.
What happens to the steel from a warehouse?
Structural steel, racking and mezzanines are cut, sorted and sent to steel recyclers.
Can you strip a warehouse interior without demolishing the building?
Yes. Interior strip-outs remove offices, restrooms, racking and tenant improvements while the shell, roof and slab stay, often to get the space ready for the next tenant.
This article is general information. Asbestos, permit and environmental requirements depend on the building and the county. Confirm requirements with the building department and the county asbestos program.