When evaluating industrial real estate in Reno, Sparks and Northern Nevada, the type of building construction matters more than many tenants and buyers realize.
Construction type can affect everything from clear height and column spacing to insulation, fire protection, expansion potential, maintenance costs and long-term value. Two industrial buildings with similar square footage can function very differently depending on how they were built.
In the Reno-Sparks industrial market, some of the most common construction types include concrete tilt-up, metal buildings and masonry construction. Each has its own advantages and is suited to different users.
Concrete Tilt-Up Industrial Buildings
Concrete tilt-up construction is one of the most common methods used for modern industrial warehouses, distribution centers and manufacturing facilities.
With tilt-up construction, large concrete wall panels are poured horizontally on-site, typically on the building slab, then lifted into position with a crane and secured to the structural frame.
This method is widely used throughout newer industrial developments in Reno, Sparks and the Tahoe-Reno Industrial Center.
Why Developers Use Tilt-Up Construction
Tilt-up construction works particularly well for large industrial buildings because it allows developers to create wide, efficient floorplates with relatively fast construction timelines.
Typical advantages include:
Large open warehouse areas
Higher clear heights
Efficient column spacing
Durable exterior walls
Strong fire resistance
Lower long-term exterior maintenance
Flexibility for dock-high and grade-level loading
Many newer Class A industrial buildings in Northern Nevada use tilt-up construction because it works well for distribution, logistics and manufacturing users.
Modern tilt-up buildings may also incorporate ESFR sprinkler systems, larger truck courts, higher power capacity and energy-efficient roof and insulation systems.
Metal Industrial Buildings
Metal buildings are another common form of industrial construction, particularly for smaller warehouses, contractors, automotive users, equipment storage and light manufacturing.
These buildings typically use a steel structural frame with metal exterior wall and roof panels.
Metal buildings can range from simple warehouse structures to sophisticated manufacturing facilities with significant power, cranes and specialized improvements.
Advantages of Metal Buildings
Metal buildings can offer several benefits:
Lower construction costs in some applications
Faster construction timelines
Flexible interior layouts
Easier building expansion
Large clear-span areas
Good functionality for warehouse and manufacturing uses
Metal buildings can be especially attractive to owner-users who prioritize functionality over architectural appearance.
However, the quality of metal buildings varies significantly.
Older metal buildings may have limited insulation, lower clear heights, smaller loading areas or outdated electrical systems. When evaluating an existing metal industrial building, it is important to look beyond the exterior and understand the building systems.
Concrete Masonry or CMU Construction
Concrete masonry unit construction, commonly called CMU or block construction, is also found throughout older industrial areas in Reno and Sparks.
These buildings use concrete block walls rather than poured tilt-up panels.
CMU buildings are generally durable and can perform well for smaller industrial buildings, flex properties and manufacturing facilities.
Advantages can include:
Durable exterior walls
Good fire resistance
Lower maintenance requirements
Good sound separation
Strong structural characteristics
Older CMU buildings may have lower clear heights or less efficient loading configurations than newer tilt-up developments, but they can still be very functional for the right user.
Pre-Engineered Metal Buildings
A pre-engineered metal building, or PEMB, is a specific type of metal building designed and manufactured as a structural system before being assembled on-site.
These buildings are commonly used for:
Manufacturing
Equipment storage
Warehousing
Aviation
Agricultural uses
Contractor facilities
Pre-engineered buildings can provide large clear-span areas with relatively few interior columns, which can be valuable for certain manufacturing and equipment users.
They can also be easier to expand than some traditional construction types.
Hybrid Industrial Construction
Some industrial buildings combine multiple construction methods.
For example, a facility may include:
Concrete tilt-up warehouse walls
Structural steel framing
Metal roof systems
Masonry office components
Manufacturing buildings may also incorporate reinforced structural elements for cranes, heavy equipment or specialized production areas.
For industrial users, the important question is not simply what the building is made of, but whether the building supports the operation.
Construction Type Is Only One Part of the Building
While construction type matters, industrial users should evaluate the entire building specification.
Important factors include:
Clear Height
Modern distribution buildings in Reno and Sparks commonly offer clear heights ranging from approximately 28 feet to 36 feet or more.
Higher clear heights allow tenants to use taller racking systems and increase cubic storage capacity.
Loading
Industrial loading may include:
Dock-high doors
Grade-level doors
Drive-in doors
Truck wells
Cross-dock configurations
The number and location of loading doors can significantly affect warehouse efficiency.
Truck Courts
Larger distribution users often require deep truck courts that allow full-size trailers to maneuver easily.
Older industrial properties may have tighter loading areas that work well for smaller trucks but may not accommodate high-volume distribution operations.
Electrical Power
Manufacturing users should pay close attention to electrical service.
A distribution warehouse may require relatively modest power, while manufacturing operations can require substantial three-phase electrical service.
Industrial buildings in the Reno market can range from basic 120/208V service to large 480V three-phase systems with thousands of amps of capacity.
Fire Sprinkler Systems
Fire sprinkler design can affect storage height, commodity classifications and tenant operations.
Newer industrial buildings may use ESFR systems, while older properties may have conventional sprinkler systems with different density requirements.
Understanding the sprinkler system is particularly important for high-pile storage and distribution users.
Which Industrial Construction Type Is Best?
There is no single construction type that works for every industrial tenant.
A logistics company may prioritize clear height, dock loading and truck circulation.
A manufacturer may care more about power, ventilation, floor loading and equipment infrastructure.
A contractor may prefer a smaller metal building with yard space and grade-level loading.
An investor may focus on durability, replacement cost, tenant demand and long-term maintenance.
The right industrial property depends on how the building will actually be used.
Industrial Buildings in Reno and Sparks
Northern Nevada's industrial inventory includes everything from older masonry warehouses near central Reno and Sparks to modern concrete tilt-up distribution facilities throughout South Reno, North Valleys, Spanish Springs and the Tahoe-Reno Industrial Center.
Understanding the differences between these building types can help tenants, buyers and investors make better real estate decisions.
At Miller Industrial Properties, we specialize in industrial real estate throughout Reno, Sparks and Northern Nevada, including warehouse, manufacturing, distribution, flex and investment properties.
If you are evaluating an industrial building, understanding the construction type is only the beginning. The next step is determining whether the building's power, loading, clear height, fire protection, yard configuration and location actually work for your operation.
Beki Dobson, SIOR
(775) 830-4428
License: S.185293
