Dock Height

Definition of Dock Height

In the context of commercial real estate and commercial mortgages, Dock Height refers to the vertical distance from the ground level (often the driveway or truck court) to the finished floor elevation of a warehouse or industrial building. The industry standard for dock height is typically 48 inches, though it can range between 44 and 52 inches to accommodate various types of freight vehicles.

The primary purpose of a dock-high configuration is to allow the bed of a semi-trailer to sit level with the warehouse floor. This creates a seamless transition for forklifts and pallet jacks to move goods directly from the vehicle into the building without the need for ramps or specialized lifting equipment.

Importance in Commercial Mortgage Underwriting

When a lender evaluates an industrial property for a commercial mortgage, the presence and quality of dock-high loading doors significantly impact the collateral value of the asset. Lenders view dock-high facilities as more versatile and lower-risk for several reasons:

• Tenant Demand: Most national logistics, e-commerce, and distribution tenants require dock-high loading. Properties with this feature are easier to lease and have lower vacancy risks.
• Asset Class Classification: True "Class A" industrial assets are almost exclusively dock-high. Buildings that only offer grade-level access (where the truck drives directly onto the warehouse floor) are often restricted to light manufacturing or automotive uses, which may command lower rents.
• Market Liquidity: In the event of a foreclosure or a sale, dock-high buildings typically attract a larger pool of institutional buyers, making the asset more liquid.
• Operational Efficiency: Dock-high configurations reduce labor costs and loading times, increasing the profitability of the tenant and, by extension, their ability to meet lease obligations.

Common Variations and Features

While the standard height is 48 inches, underwriters also look for specific enhancements that add value to the property's loading capabilities:

• Dock Levelers: These are mechanical or hydraulic plates used to bridge the gap between the building and the truck bed, compensating for slight variations in truck heights.
• Dock Bumpers: Industrial-grade rubber pads that protect the building's structure from the impact of backing trailers.
• Cross-Docking: A high-value layout where dock-high doors are located on opposite sides of the building, allowing for immediate transfer of goods from one truck to another.
• Van High vs. Dock High: Smaller delivery vans require a lower height (approximately 24 to 30 inches). A property with a mix of heights may be viewed as more flexible in a diverse market.

In summary, for a commercial mortgage professional, Dock Height is a critical physical attribute that dictates the property's utility, the creditworthiness of potential tenants, and the overall stability of the property's cash flow.