What is clear height in a warehouse or distribution centre?

What is clear height in a warehouse or distribution centre?

Clear height is the vertical measurement from the warehouse floor to the lowest point of any overhead obstruction within the usable floor area of the building. The obstructions that typically define clear height include the bottom chord of the roof truss or joist, sprinkler heads, lighting fixtures, and HVAC ductwork. In modern distribution facilities, clear height is measured at the lowest point in the clear zone — usually 10 to 15 feet in from the exterior wall where the roof structure begins to pitch downward. Clear height is the primary determinant of warehouse storage density. A tenant with standard pallet racking can stack pallets to a height of approximately 18-20 feet in a 24-foot clear building, and to approximately 30-32 feet in a 36-foot clear building. This means that all else equal, a 36-foot clear building can store approximately 60-70% more palletized product per square foot of floor area than a 24-foot clear building — a dramatic difference in storage economics that directly affects the cost per pallet position and the overall warehouse efficiency. In the GTA industrial market in 2026, clear heights vary significantly by building vintage and type. Buildings constructed before 1990 typically have 18-24 foot clear heights, suited for light manufacturing, trades, and lower-density storage operations. Buildings from the 1990s to mid-2000s commonly have 24-28 foot clear heights. Post-2010 purpose-built distribution facilities have 30-36 foot clear heights, and the most recent generation of mega-distribution centres in Vaughan, Mississauga, and Milton are being delivered at 40 feet clear. Clear height has a direct impact on net asking rent — modern 36-foot clear buildings command a premium of $1.50 to $3.00 per square foot net over comparable 24-foot clear inventory in the same submarket. For tenants running high-density pallet storage or automated picking systems, this premium is typically justified by the storage efficiency gain. For light manufacturing or trades businesses that only use the lower 15 feet of vertical space regardless of what is available, paying a premium for high clear height is often not warranted. Michael Law advises GTA industrial tenants on building specification requirements, clear height analysis, and site selection across the 905 corridor. Contact Michael at mlaw@lennard.com or (905) 917-2045 to evaluate clear height requirements for your warehouse operation.