In industrial real estate, few design choices have a bigger long-term impact than clear height—the distance from the floor to the lowest overhead obstruction. The right height determines how efficiently a warehouse can operate, how much storage volume is achievable, and how well the building can compete in the future. As tenant needs evolve and automation increases, choosing the proper clear height has become a critical part of warehouse design and investment strategy.
Why Clear Height Matters
Whether a building is used for manufacturing, distribution, assembly, or high-throughput logistics, clear height affects both day-to-day operations and long-term leasing value. A thoughtful approach can future-proof a facility and broaden its tenant pool.
Key benefits of higher clear height include:
- Greater cubic storage capacity without expanding the building footprint
- More racking options, including taller pallet positions and deeper configurations
- Better compatibility with cranes, conveyors, robotics, and mezzanines
- Higher throughput and efficiency for modern e-commerce and 3PL users
In short: warehouse clear height industrial real estate decisions directly affect operational performance and investment returns.
Common Clear Height Standards
Not all industrial buildings require the same height. The “right” height depends on tenant types, equipment requirements, and the market’s expectations.
Flex / Light Industrial (16–24 ft)
Best for small businesses, tech flex, and mixed office-warehouse uses.
Typical users: light assembly, service contractors, labs, small distributors.
Manufacturing (20–30 ft)
Allows for ventilation, equipment clearance, and cranes.
- Light-duty overhead cranes: 24–26 ft
- Heavy cranes: 28–32 ft+ (depending on hook height and runway depth)
Distribution / 3PL / E-Commerce (28–36 ft)
The modern standard. Higher racking, greater throughput, faster stacking, and better lift-truck circulation.
High-Throughput + Automated Logistics (36–40 ft+)
For robotics, multi-level mezzanines, shuttle systems, and dense vertical storage.
A single mezzanine level usually requires 18–20 ft clear (8–10 ft below and above).
How to Choose the Right Clear Height
The best height depends on:
- Tenant mix
- Regional demand
- Expected retention & leasing cycles
- CaPex strategy
- Construction cost sensitivity
Build too low and your building becomes obsolete for modern logistics users. Build too high and you may overspend for a market that won’t fully utilize that volume. In many growing secondary markets—like the Inland Northwest—32–36 feet is becoming a strong balance between cost and long-term versatility.
Takeaway
Warehouse clear height industrial real estate planning is one of the most critical early decisions in development. The right height aligns tenant needs, operational efficiency, and long-term asset performance. As industrial demand evolves, future-focused design choices can significantly improve leasing competitiveness and property value.
To view active opportunities in Spokane’s industrial real estate market, visit Omar Sadaoui’s industrial listings.
For a forward-looking perspective on how e-commerce growth will reshape facility design and warehouse clear heights, see this article on eCommerce’s Impact on Warehouse Design 2026 from Scalar Spaces.
Omar Sadaoui, CCIM, is a licensed commercial real estate broker in Washington and Idaho specializing in industrial properties across Eastern Washington and North Idaho. He works with owners and occupiers to evaluate and position assets for long-term success. To get in touch with Omar, email omar.sadaoui@svn.com or call 509.601.0695