The Core Decision Variables
The lease vs. buy decision depends on five core variables: occupancy stability (how long will you be in this facility), capital availability (can you fund the down payment and ongoing capex), tax positioning (how does ownership affect your tax situation), growth predictability (will your space needs remain stable), and business risk profile (how does real estate ownership affect your overall risk). Different operators weight these variables differently; the right answer is operator-specific.
When Ownership Typically Makes Sense
Ownership typically makes sense for operators with stable 10+ year occupancy horizons, sufficient capital for the down payment (typically 25 to 35 percent of purchase price), and stable space needs. Family-owned businesses, asset-heavy operators (manufacturing, building materials), specialty trade contractors with yard requirements, and stable distribution operators often find ownership economics favourable. The total occupancy cost over the hold period typically runs below equivalent lease cost; equity build-up and land appreciation add additional returns.
When Leasing Typically Makes Sense
Leasing typically makes sense for operators with unpredictable growth, shorter occupancy horizons, capital constrained for the down payment, or growth-stage businesses that prioritize capital for business expansion. Leasing preserves capital flexibility and avoids real estate-specific risk. Operators with significant business expansion opportunities often find that capital deployed into business growth produces better returns than capital deployed into real estate down payment.
Modeling the Economics
Lease vs. buy economic modeling should compare total occupancy cost over the hold period — lease cost (rent and op-cost escalating annually) versus ownership cost (mortgage P&I, op-cost, taxes, capex, and lost opportunity cost on equity). Layer in equity build-up (mortgage principal paid down) and land appreciation (real estate value growth). The right comparison is total economics over the realistic hold period, not single-year comparisons.
Financing Owner-Occupier Acquisitions
Owner-occupier industrial acquisitions in Metro Vancouver are typically financed through conventional commercial mortgages (25 to 35 percent down, 5 to 7 year terms, 25 year amortizations) or BDC (Business Development Bank of Canada) programs offering lower down payment requirements for qualifying businesses. Some transactions use lease-back structures where the seller provides interim financing. Pre-arranging financing before active search shortens time-to-close meaningfully.
Tax Considerations
Ownership creates tax positioning different from leasing. Mortgage interest is deductible as a business expense (for owned-asset businesses) or generates rental income tax obligations (for separately-held real estate). Depreciation (CCA — capital cost allowance in Canada) provides tax shelter on the building. Capital gains on eventual sale receive preferential tax treatment. The right ownership structure (operating company, separate holdco, individual) depends on broader tax planning — consult your tax advisor.
Strata vs. Freestanding
Within owner-occupier acquisition, strata industrial (individual units within a multi-unit building, governed by strata corporation) vs. freestanding building represents another decision. Strata provides smaller-unit ownership at lower entry price points with shared common costs and strata corporation governance. Freestanding provides full control of the property at higher entry cost. Strata is more common for owner-users in the 5,000 to 25,000 SF range; freestanding for larger requirements.