From brief to handover

How build-to-suit works, step by step

Direct answer

Build-to-suit runs through six stages: your brief and requirements, a site strategy to find the land or building, commercial terms and an agreement for lease, design development and approvals, construction (with the partner carrying funding and delivery risk), and handover into lease commencement. It takes longer than leasing existing stock — starting early is what makes the timeline work in your favour.

Build-to-suit delivers a facility built around your operation rather than one you have to compromise on. Here's exactly how that journey unfolds, what's expected of you at each stage, and who carries the risk.

Key facts

Stages: Brief → site → terms → design → build → handover
You control: The brief, the site approval, the terms
We carry: Funding, planning and delivery risk
Timing: Longer than leasing existing stock — start early
Documented via: An agreement for lease, agreed up front
Outcome: A facility built around your operation

The journey, stage by stage

1Brief and requirements. You set out what your operation needs — size, clearances, power, yard and hardstand, location and timing. The quality of this brief shapes everything that follows.
2Site strategy. We find suitable land, or identify an existing building that could be reconfigured, and test what's genuinely achievable against your brief and timeframe.
3Commercial terms and agreement for lease. We agree price, rent and lease terms and document them as an agreement for lease — a pre-commitment that locks in the deal before construction begins.
4Design development and approvals. The building is designed to your brief and taken through the necessary planning and approval processes, with you kept across decisions that affect how the facility will work operationally.
5Construction. We fund and manage the build. The funding and delivery risk sits with us as the long-term owner, not with your business.
6Handover and lease commencement. You take occupation on the terms agreed at the outset, and the lease commences — the start of a long-term hold, not a one-off transaction.

What makes a good brief

The brief is the single biggest lever you control. A precise, honest brief up front avoids costly changes once design and approvals are underway.

Operational specifics: clear span, floor loading, power capacity, dock and access requirements.
Growth allowance: room to expand within the facility, not just enough for today's operation.
Location constraints: proximity to customers, staff, transport links or a specific corridor.
Yard, hardstand and outdoor storage needs, if your operation requires them.
A realistic view of your timing — when you genuinely need to be trading from the new facility.
Anything non-negotiable versus anything you'd trade off for the right site.

Who carries which risk

Stage	Who carries it	What you control
Site strategy	We carry the search and feasibility risk.	You set the requirement and approve the site.
Commercial terms	Shared — negotiated together as an agreement for lease.	You negotiate rent, term and conditions before committing.
Design and approvals	We carry the planning and approval risk.	You review and confirm the design meets your brief.
Construction	We carry the funding and delivery risk.	You're kept informed of progress against the program.
Handover	We carry the completion and defects risk under the agreement.	You inspect and confirm the facility is ready to occupy.

Timing, honestly

Build-to-suit takes longer than leasing something already built — land needs to be secured, designs developed, approvals obtained and construction completed. That's months, not weeks, and pretending otherwise doesn't serve anyone.

The businesses that get the most out of build-to-suit are the ones who start the conversation well before their current premises become the constraint, rather than when the pressure is already on. Starting early is what turns the longer timeline from a drawback into a non-issue.

Common questions

What exactly is an agreement for lease?

It's the document that locks in your commercial terms — rent, term, key conditions — before construction starts. It's what lets us proceed with funding and building, knowing the completed facility already has a tenant on agreed terms.

How much say do I have once construction starts?

Your brief and the design developed from it set the direction, and you're kept informed and consulted on anything that affects how the facility will operate. The funding and delivery risk during construction sits with us, not you.

What if approvals take longer than expected?

Planning and approval risk sits with us as the developer, which is one of the practical benefits of build-to-suit — delays in that process aren't your business's capital or timeline at risk.

Can build-to-suit work on our existing site instead of new land?

Often, yes. If your current site can be extended, reconfigured or repositioned to meet your brief, that can be faster than starting from bare land, and it's the kind of investment a long-term owner is glad to make.

How early should we start the brief?

As early as you can see the need coming — ideally well before your current premises become the operational constraint. Given the stages involved, early engagement is what lets the timeline work in your favour rather than against you.

Keep reading

Build-to-suit Brisbane Outgrowing your premises Agreement for lease

Where we do this

All SEQ industrial locations Airport & Inner North Port of Brisbane & Trade Coast Southern Industrial Belt Outer South-West / Growth Logan Corridor Ipswich & Western Corridor Moreton Bay & North

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