Buying an older warehouse, factory, workshop or industrial unit in the UK can represent a great opportunity. Older buildings can offer excellent locations, large footprints and significant potential for refurbishment.
They can also come with expensive surprises.
From asbestos roofing and failing cladding to damaged concrete, ageing drainage and structural problems, understanding the condition of an industrial building before you commit can save substantial time and money later.
At ACT Industrial, we work on industrial buildings across Leicester, Leicestershire, the Midlands and throughout the UK. With over 50 years of industry experience, our team delivers everything from individual repairs and commercial roofing projects to complete industrial refurbishments and turnkey new buildings.
If you’re considering buying an older industrial property, here are 25 things worth checking before you buy.
1. How Old Is the Industrial Building?
Start with the basics.
Knowing approximately when the building was constructed can give you an indication of the materials, construction methods and potential problems you may encounter. A 10-year-old distribution warehouse requires very different consideration to a factory constructed 40 or 50 years ago. Age doesn’t necessarily make a building a bad investment but it should influence how thoroughly you investigate its condition.
2. What Condition Is the Roof In?
The roof should be high on your list. Look for obvious signs of:
* Water ingress
* Corrosion
* Damaged sheets
* Failed fixings
* Cracked rooflights
* Poor previous repairs
* Damaged flashings
* Deteriorating gutters
On a large industrial property, replacing a roof can represent a significant investment.
Understanding its condition before purchasing the property can therefore be extremely valuable.
3. Does the Roof Contain Asbestos?
Many older industrial buildings in the UK were constructed using asbestos cement roofing products. Finding asbestos doesn’t automatically mean you shouldn’t buy the property, but you need to understand what is present, its condition and how it could affect your future plans. If refurbishment or redevelopment is planned, asbestos management or removal may need to become part of the project.
ACT Industrial can incorporate asbestos removal and replacement roofing within a wider industrial refurbishment.
4. What Condition Is the Wall Cladding In?
Industrial cladding can deteriorate significantly over time. Check for corrosion, impact damage, failed fixings, water penetration and previous patch repairs. Old cladding can also make an otherwise useful building look extremely dated. Replacing the external cladding can dramatically modernise an industrial property while potentially improving its thermal performance at the same time.
5. Are the Gutters Working Properly?
Guttering isn’t particularly exciting until it stops working. Industrial buildings can have enormous roof areas collecting significant volumes of rainwater. Blocked, damaged or failing gutters can lead to leaks, overflowing water and deterioration elsewhere in the building.
Inspect the gutters, outlets and associated rainwater systems carefully.
6. Are There Signs of Water Ingress?
Don’t just inspect the roof from outside. Look inside the warehouse for:
* Water staining
* Damp patches
* Rust
* Damaged insulation
* Mould
* Previous patch repairs
* Discoloured walls or ceilings
Water appearing in one location doesn’t necessarily mean the problem originates directly above it.
Finding the actual source is important.
7. What Condition Is the Structural Steelwork In?
Check the building’s main structural frame. Signs of significant corrosion, damage, unauthorised alterations or previous impact should be investigated properly. If you’re planning to alter, extend or substantially refurbish the building, understanding the existing structure becomes even more important.
8. What Condition Is the Concrete Floor In?
Industrial floors take a considerable amount of punishment. Forklifts, pallet trucks, machinery and HGV movements can all contribute to deterioration.
Check for:
* Large cracks
* Uneven areas
* Failed joints
* Surface deterioration
* Previous repairs
* Significant settlement
* Areas unsuitable for your intended loads
A warehouse may look perfectly usable until you discover the floor isn’t suitable for your proposed operation.
9. What Condition Are the External Yards?
Don’t stop your inspection at the warehouse doors. External concrete, loading areas, yards and access roads can require substantial investment. Consider how the site will actually operate once occupied, particularly if you expect regular HGV traffic.
10. Is the Drainage Suitable?
Drainage problems can become expensive problems.
Check the condition and capacity of the existing drainage systems and consider whether they’re suitable for your proposed use. If you’re planning to extend the building, alter the yard or add substantial new areas of concrete, drainage may need to form part of the project.
11. Are the Industrial Doors Suitable?
Look at the condition, size and position of the existing industrial doors. Are they suitable for your vehicles and operation?
An existing building may need new:
* Roller shutters
* Sectional overhead doors
* Personnel doors
* Fire doors
* Loading access
Changing door openings may also involve structural and cladding alterations.
12. Is There Enough HGV Access?
A building might have the perfect internal floor area but completely unsuitable vehicle access. Consider turning circles, loading areas, yard depth, entrances and how multiple vehicles will move around the site.
This becomes particularly important for warehousing, logistics and distribution operations.
13. What Is the Internal Clear Height?
Check the actual usable internal height rather than relying purely on the building’s overall dimensions. Modern warehousing often depends heavily on efficient racking and storage height. An older building with a low eaves height may limit how effectively the available floor area can be used.
14. Is the Building Properly Insulated?
Older industrial buildings can perform poorly thermally. If you’re planning long-term occupation, upgrading roofing and cladding insulation could significantly improve the building. This is worth considering alongside any planned roof or cladding refurbishment rather than treating it as a separate project later.
15. What Condition Are the Rooflights In?
Older rooflights can become brittle, damaged, discoloured and inefficient. Replacing rooflights during a wider roofing project can improve natural daylight while addressing ageing components of the roof system. Their condition should therefore be considered as part of your overall roof assessment.
16. Are There Other Asbestos-Containing Materials?
Asbestos isn’t limited to roofing. Older commercial and industrial properties can contain asbestos-containing materials in various locations. Before significant refurbishment or demolition work, appropriate asbestos surveys and professional advice may be required. Knowing this before purchasing or budgeting for refurbishment is far better than discovering it once construction has started.
17. Are the Offices and Welfare Areas Usable?
The warehouse might work perfectly while the offices are 30 years out of date.
Consider:
* Toilets
* Kitchens
* Staff areas
* Offices
* Meeting rooms
* Reception
* Heating
* Lighting
* Flooring
* Ceilings
* Internal partitions
These areas can become a substantial part of a complete industrial refurbishment.
18. What Condition Are the Mechanical and Electrical Systems In?
Older electrical, heating, ventilation and mechanical systems may require significant upgrading. This should be assessed by appropriately qualified specialists. If the property is being substantially refurbished, it can make sense to coordinate these upgrades alongside the construction works.
19. Does the Building Meet Your Fire Safety Requirements?
Fire safety should be considered from the beginning. The existing building layout, doors, escape routes, alarms and other systems may not necessarily suit your proposed operation. Professional fire safety advice should be obtained where required, particularly if the building’s use or internal layout is changing.
20. Can the Building Be Extended?
This is one people often forget. You might only need 15,000 sq ft today but what happens if you need 25,000 sq ft in five years? Consider whether the site has enough land and suitable access for future expansion. An industrial property capable of growing with the business may be substantially more valuable than one already operating at its physical limit.
21. Are There Planning or Use Restrictions?
Before buying an industrial property, understand what you’re actually permitted to do with it.
Your proposed operation, extensions, external alterations or redevelopment may require planning permission or other approvals. This is particularly important if you intend to significantly change the existing building.
22. Can the Building Remain Operational During Refurbishment?
If you’re buying an occupied property or need to move into it quickly, consider whether refurbishment can happen while parts of the building remain operational. With careful planning and phasing, significant industrial refurbishment can often be completed while maintaining business operations.
ACT Industrial has experience delivering substantial works on live industrial sites, helping clients minimise disruption while construction takes place.
23. How Much Will the Building Cost to Refurbish?
Don’t base your purchase decision purely on the asking price.
Consider:
Purchase price + refurbishment cost = your true initial investment.
A cheaper industrial building requiring a complete roof, cladding replacement, asbestos removal, concrete repairs and office refurbishment might ultimately cost considerably more than a better-condition property with a higher asking price.
Understanding likely refurbishment requirements before purchase gives you a much clearer picture.
24. Should You Refurbish It or Redevelop the Site?
Sometimes an older industrial building represents excellent refurbishment potential. Sometimes it doesn’t.
If the property requires extensive structural work, complete roofing and cladding replacement, major concrete works, new drainage, new doors and substantial internal refurbishment, it may be worth comparing the cost against partial or complete redevelopment.
This is where ACT Industrial’s wider capabilities can be useful.
We don’t only refurbish existing industrial buildings. We can also deliver turnkey new industrial buildings, allowing clients to consider the wider options available for a site.
25. Have You Had the Building Properly Assessed Before Buying?
This may be the most important point on the list. An industrial property can look perfectly acceptable during a viewing while hiding potentially significant future expenditure.
Before committing to a major property purchase, appropriate professional building, structural, asbestos and specialist surveys should be considered. The relatively small cost of understanding the building properly can potentially prevent much larger surprises later.
What Are the Biggest Warning Signs When Buying an Old Warehouse?
If you’re viewing an older industrial building, pay particular attention to:
* An ageing or leaking roof
* Asbestos-containing materials
* Significant steel corrosion
* Damaged cladding
* Failing gutters
* Poor drainage
* Heavily cracked concrete
* Unsuitable industrial doors
* Poor HGV access
* Low internal height
* Outdated offices
* Poor insulation
* Evidence of repeated temporary repairs
None of these automatically means the property is a bad purchase. The important thing is understanding what you’re buying and what it could cost to put right.
Is an Old Industrial Building Worth Refurbishing?
Absolutely, in the right circumstances.
An older warehouse or factory may have an excellent location, substantial footprint and a perfectly usable main structure. A well-planned refurbishment can potentially transform an ageing industrial property into a modern facility without starting again from scratch.
New roofing, cladding, insulation, doors, concrete, internal areas and external works can make an enormous difference. The key is establishing whether the underlying building is worth investing in.
Can ACT Industrial Refurbish an Entire Industrial Building?
Yes.
ACT Industrial provides a wide range of industrial construction services, including:
* Complete industrial refurbishment
* Warehouse refurbishment
* Turnkey industrial buildings
* Commercial and industrial roofing
* Industrial cladding
* Asbestos removal
* Groundworks
* Civils
* Concrete works
* Steel building works
* Industrial doors
* Internal refurbishment
* External works
* Complete new industrial buildings
Rather than coordinating numerous individual contractors, ACT Industrial can bring multiple elements together within a single project.
Buying an Industrial Building That Needs Work?
If you’re considering purchasing an older warehouse, factory, commercial unit or industrial property, understanding the potential refurbishment requirements before committing can help you make a much better-informed decision. ACT Industrial has over 50 years of industry experience, with a fully qualified team capable of taking projects from individual repairs through to complete refurbishment and turnkey construction.
We’re based in Leicestershire, ideally positioned for projects across Leicester and the Midlands, and undertake industrial projects throughout the UK.
Whether the building needs a new industrial roof, asbestos removal, replacement cladding, concrete and civils, new doors, complete refurbishment or substantial redevelopment, ACT Industrial can help you understand what is required and deliver the works.
ACT Industrial, from the ground to the roof, one team for the complete industrial project.
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