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How Do I Budget a Brewery or Taproom Buildout?

📖 2,105 words🗓️ Published Jun 23, 2026

Direct Answer

A brewery is two businesses sharing one slab — a manufacturing plant in the back and a bar in the front — and the budget has to respect both. Plan on $200–$500 per square foot all-in for the buildout, and that's *before* brewing equipment. The production side is where the money hides: trench drains, a reinforced floor that can hold full fermenters, a glycol chiller loop, 480-volt three-phase power, a steam or electric boiler, and a grain-and-waste handling path. The taproom side is comparatively cheap — figure $80–$150 per square foot for the front of house. The single biggest money move: pick a building that already has the bones (high clear height, heavy floor, three-phase power, floor drains, a grease-capable sewer connection) so you're not paying to retrofit them. A bare-shell warehouse that *looks* cheap at $12/sq ft rent can cost you $150/sq ft to make brewery-ready, while a former food-manufacturing space at $18/sq ft might already have the drains, power, and floor you need. The lease trap: brewing equipment is heavy and permanent, so you're locked in. Get a 10-year term with options, a fat TI allowance of $40–$80 per square foot, and make absolutely sure the zoning permits production brewing plus on-site sales before you spend a dollar — a taproom in a zone that only allows manufacturing will get shut down, and that's a mistake no concession can fix.

The Production Side Is Where Budgets Die

The taproom is a bar; you've seen a hundred. The brewhouse is industrial construction, and first-timers underestimate it by six figures. Here's the production cost stack:

Trench drains and slope-to-drain flooring: $20–$50/sq ft in the production zone. Breweries dump thousands of gallons; without proper drainage you get standing water, mold, and a failed health inspection. This is often the single most expensive non-equipment line.
Glycol chilling loop: $30,000–$150,000 depending on capacity — the system that keeps fermentation temperature-controlled. Non-negotiable for quality beer.
480V three-phase power: $20,000–$100,000+ to bring in or upgrade. Pumps, chillers, and a boiler all demand it. Confirm the utility can deliver the load *to the site* before you sign.
Boiler / hot liquor heating: $15,000–$60,000. Steam or electric, sized to your brewhouse.
Reinforced or sealed floor: $10–$25/sq ft. Full fermenters and brite tanks are enormous point loads; the slab has to take it and resist constant moisture and cleaning chemicals.
Grain handling, CO2, and waste: augers, silos, CO2 reclaim, and a wastewater pre-treatment system if your municipality requires it — wastewater surcharges and pre-treatment can run $20,000–$200,000 and are a classic surprise.

Pick The Building To Avoid The Retrofit

The cheapest brewery buildout is the one you don't have to do. Bold rule: rent is recurring, retrofit is sunk — pay a premium for a building that's already brewery-shaped. Hunt for former food or beverage manufacturing, dairies, or commissary kitchens. The features worth a rent premium:

Existing floor drains and trench drains — saves $20–$50/sq ft in the worst zone.
480V three-phase already at the panel — saves $20,000–$100,000.
High clear height (18+ feet) for fermenters and a future mezzanine.
Heavy slab (6"+ reinforced) rated for tank loads.
A sewer connection sized and permitted for high-strength wastewater.
A loading dock or grade-level roll-up for grain in and kegs out.

Walk a "cheap" bare shell with your brewing equipment supplier and a mechanical engineer before you get excited. The all-in number, not the rent, is what matters.

Lock The Lease Terms Before The Tanks Arrive

You will sink permanent, heavy, expensive infrastructure into this space. That means you have almost zero leverage *after* you sign — so spend it all *before*.

Term: 10 years plus two 5-year options. Your equipment is bolted down; a short term hands the landlord a renewal-time hostage situation.
TI allowance: $40–$80/sq ft. Steer it at base-building systems — power upgrade, drains, HVAC, grease/wastewater. Those stay with the building.
Free rent: 4–9 months. A brewery buildout plus equipment install plus brewing the first batches can run 6–12 months before you sell a pint. Don't pay rent on a construction site.
Use clause that explicitly permits production AND on-site retail sales, plus events and growler/crowler/keg sales — write it broad.
Exclusivity so the landlord can't lease the next unit to a competing brewery.
A demolition/restoration cap at lease end. Landlords love a clause forcing you to rip out everything and restore to shell — that can cost $50,000–$150,000. Cap it or exclude permanent improvements.

The NNN And CAM Fights That Matter For Breweries

Breweries are heavy users of water, sewer, and sometimes shared parking, so the pass-through clauses bite. On a triple net (NNN) lease you owe base rent plus taxes, insurance, and CAM on top.

Cap CAM at 3–5% annually. You're a high-wear tenant; uncapped CAM lets the landlord pass through a re-paved lot or new roof in one painful year.
Exclude capital expenditures or amortize them over useful life. A new roof is the landlord's asset, not your annual expense.
Pin down who pays for grease/wastewater pre-treatment and surcharges. This is brewery-specific and can be enormous; get it in the lease, not assumed.
Audit right once per year on the CAM reconciliation. The threat keeps it honest.

flowchart TD A[Brewery Buildout] --> B{Building already brewery-shaped?} B -->|Yes: drains, 3-phase, heavy floor| C[Pay rent premium, skip retrofit] B -->|No: bare shell| D["Add $100-150/sf retrofit to true cost"] C --> E["Negotiate 10yr term + $40-80/sf TI"] D --> E E --> F{Zoning permits production + retail?} F -->|Yes| G[4-9 months free rent, then sign] F -->|No| H[Walk - no concession fixes this]

flowchart LR A[True Cost] --> B[Rent over term] A --> C["Buildout: production + taproom"] A --> D[Brewing equipment $100k-500k] A --> E[Wastewater pre-treatment] C --> F{TI + free rent offset?} E --> F F -->|Yes| G[Workable pro forma] F -->|No| H[Re-negotiate or change building]

Related on PULSE

[How Many Employees Should I Schedule Each Shift at My Brewery Taproom?](/knowledge/q15807)
[How do you start a microbrewery (craft brewery) business in 2027?](/knowledge/q9664)
[How do you start a brewery business in 2027?](/knowledge/q1941)
[How do you start a nano brewery business in 2027?](/knowledge/q9605)
[How Do I Budget a Funeral Home Buildout?](/knowledge/q13826)
[How Do I Budget an Ambulatory Surgery Center Buildout?](/knowledge/q13825)

Hidden Infrastructure Costs That Eat Your Budget

The line items most brewers overlook aren't sexy, but they'll crater a tight budget fast. Floor prep is the #1 surprise — a standard concrete slab won't support a 30-barrel fermenter full of liquid (roughly 60,000 lbs). You'll need a 6–8 inch reinforced slab with a vapor barrier, typically $8–$15 per square foot just for the production zone. Trench drains add another $3,000–$8,000 per drain depending on length and slope requirements.

Electrical work is the second budget-killer. A 10-barrel brewhouse with a 30-barrel cellar needs 400–800 amps of three-phase power. If the building doesn't have it, bringing it in from the street runs $15,000–$50,000 — more if the transformer needs upgrading. Don't forget the glycol chiller loop: piping, insulation, and a chiller unit for fermentation temperature control adds $12,000–$30,000 installed.

HVAC is trickier than a normal bar. The brewhouse generates massive heat and steam — you need explosion-proof ventilation, makeup air, and potentially a separate HVAC zone for the taproom. Budget $20,000–$60,000 for a combined system that handles both spaces.

The Permit and Inspection Timeline Reality

Most new brewers underestimate how long permits take, and time is money in a buildout. Health department approval for a brewery can take 8–16 weeks — they're checking three-compartment sinks, handwashing stations, floor drains, and mop sinks in specific locations. Fire marshal inspections for a taproom with a production facility require a fire suppression system in the brewhood (hood and duct, $8,000–$18,000), plus potentially a fire alarm and sprinkler system upgrade.

The ABC (alcohol beverage control) license is a separate process that can take 4–12 months depending on your state. You can't open without it, but you can build out during the wait. The mistake is spending the entire buildout budget before the license is approved — leaving no cash reserve for the 3–6 month waiting period. Set aside $15,000–$30,000 as a "license float" to cover rent, utilities, and minimal staff during that gap.

The 20% Contingency Rule and Where to Apply It

Experienced brewery contractors recommend a 20–25% contingency fund on top of your total buildout estimate — not 10% like a standard restaurant. Here's why: brewery equipment often ships late (4–8 week delays are common), installation requires specialized welders and plumbers who charge premium rates, and code inspectors frequently demand unanticipated changes to the glycol loop or drain system.

Apply your contingency strategically: 50% to production-side surprises (floor cracks, electrical upgrades, plumbing reroutes), 25% to taproom finishes (you can always upgrade bar tops later), and 25% to soft costs (extended architect fees, additional engineering stamps, expedited permit fees). Never tap the contingency for "nice-to-have" equipment like a canning line or fancy taps — those come from operating revenue after opening.

FAQ

What’s the typical cost per square foot for a brewery or taproom buildout? Expect an all-in range of $200–$500 per square foot. The lower end suits a simple taproom with minimal kitchen and basic finishes; the upper end covers a full production brewery with a glycol system, canning line, and a polished bar area.

How much should I set aside for brewing equipment alone? A 7–15 barrel brewhouse with fermenters, brite tanks, and a glycol chiller typically runs $150,000–$400,000 for new gear. Used equipment can cut that by 30–50%, but factor in shipping, installation, and any needed retrofits.

What are the biggest hidden costs in a brewery buildout? Plumbing and electrical for a production brewery often surprise owners — expect $50,000–$150,000 for heavy-up panels, floor drains, trench drains, and HVAC tailored to high-heat and humidity. Permitting and impact fees can add another 5–15% to your total budget.

How long does it take to go from lease signing to opening day? A realistic timeline is 6–12 months for a taproom-only space, and 12–18 months for a full production brewery. Delays often come from city permitting, utility hookups, and equipment lead times — order your brewhouse as early as possible.

Do I need a separate budget for a kitchen or food program? Yes — a basic kitchen with a hood, fryer, and prep area starts around $30,000–$80,000. If you plan on a full menu, that can climb to $150,000+. Many breweries start with food trucks or partnerships to keep initial costs lower.

What’s a realistic contingency fund for a brewery buildout? Set aside 15–25% of your total hard costs as a contingency. Brewery projects almost always uncover surprises in floor drains, fire suppression, or structural modifications — a $500,000 buildout might need an extra $75,000–$125,000 to finish.

Sources

Brewers Association, *Brewery Operations & Facility Planning Resources* — production layout, utility, and wastewater guidance.
CBRE, *Industrial & Manufacturing Tenant Real Estate Trends* — heavy-use leasing and TI benchmarks.
JLL, *Industrial Buildout Cost Guide* — three-phase power, floor, and drainage construction ranges.
Cushman & Wakefield, *Tenant Representation: Negotiating Industrial Leases and TI* — term, free rent, and restoration-cap norms.
RSMeans Building Construction Cost Data — trench drain, slab, electrical, and HVAC unit costs.
NAIOP, *Industrial Development Cost Benchmarks* — ground-up and retrofit construction data.
BOMA International, *CAM Reconciliation and Operating Expense Pass-Through Standards* — NNN audit-right guidance.

Download:

![How Do I Budget a Brewery or Taproom Buildout?](https://welpmagazine.com/wp-content/uploads/2023/10/CraftmasterStainlessInc.-250919-Brewery-Taproom-Attractive-Image1-1024x683.jpg)

<svg xmlns="https://www.w3.org/2000/svg" viewBox="0 0 1200 340" role="img" aria-label="How Do I Budget a Brewery or Taproom Buildout? — PULSE Buildouts"><rect width="1200" height="340" fill="#EBE9DE"/><rect width="14" height="340" fill="#C0531F"/><text x="58" y="116" font-family="Arial,Helvetica,sans-serif" font-size="32" font-weight="800" letter-spacing="3" fill="#C0531F">PULSE BUILDOUTS · COMMERCIAL REAL ESTATE</text><text x="56" y="198" font-family="Arial,Helvetica,sans-serif" font-size="60" font-weight="800" fill="#2b2b2b">Save money. Don&#8217;t get screwed.</text><text x="58" y="258" font-family="Arial,Helvetica,sans-serif" font-size="30" font-weight="600" fill="#6b5b4d">Leases, TI, NNN &amp; buildouts &#8212; negotiated in your favor</text><g transform="translate(1010,86)" fill="none" stroke="#C0531F" stroke-width="9" stroke-linejoin="round"><rect x="20" y="40" width="150" height="130"/><line x1="20" y1="40" x2="95" y2="6"/><line x1="170" y1="40" x2="95" y2="6"/><rect x="50" y="80" width="36" height="36"/><rect x="104" y="80" width="36" height="36"/><rect x="74" y="128" width="42" height="42"/></g></svg>

# How Do I Budget a Brewery or Taproom Buildout?

## Direct Answer

A brewery is two businesses sharing one slab — a manufacturing plant in the back and a bar in the front — and the budget has to respect both. Plan on **$200–$500 per square foot** all-in for the buildout, and that's *before* brewing equipment. The production side is where the money hides: trench drains, a reinforced floor that can hold full fermenters, a glycol chiller loop, **480-volt three-phase power**, a steam or electric boiler, and a grain-and-waste handling path. The taproom side is comparatively cheap — figure **$80–$150 per square foot** for the front of house. The single biggest money move: pick a building that already has the bones (high clear height, heavy floor, three-phase power, floor drains, a grease-capable sewer connection) so you're not paying to retrofit them. A bare-shell warehouse that *looks* cheap at **$12/sq ft** rent can cost you **$150/sq ft** to make brewery-ready, while a former food-manufacturing space at **$18/sq ft** might already have the drains, power, and floor you need. The lease trap: brewing equipment is heavy and permanent, so you're locked in. Get a **10-year term with options**, a fat **TI allowance of $40–$80 per square foot**, and make absolutely sure the **zoning permits production brewing plus on-site sales** before you spend a dollar — a taproom in a zone that only allows manufacturing will get shut down, and that's a mistake no concession can fix.

## The Production Side Is Where Budgets Die

![How Do I Budget a Brewery or Taproom Buildout? — The Production Side Is Where Budgets Die](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20The%20Production%20Side%20Is%20Where%20Budgets%20Die%20How%20Do%20I%20Budget%20a%20Brewery%20or%20Taproom%20Bu%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=86555)


The taproom is a bar; you've seen a hundred. The brewhouse is industrial construction, and first-timers underestimate it by six figures. Here's the production cost stack:

- **Trench drains and slope-to-drain flooring: $20–$50/sq ft** in the production zone. Breweries dump thousands of gallons; without proper drainage you get standing water, mold, and a failed health inspection. This is often the single most expensive non-equipment line.
- **Glycol chilling loop: $30,000–$150,000** depending on capacity — the system that keeps fermentation temperature-controlled. Non-negotiable for quality beer.
- **480V three-phase power: $20,000–$100,000+** to bring in or upgrade. Pumps, chillers, and a boiler all demand it. Confirm the utility can deliver the load *to the site* before you sign.
- **Boiler / hot liquor heating: $15,000–$60,000.** Steam or electric, sized to your brewhouse.
- **Reinforced or sealed floor: $10–$25/sq ft.** Full fermenters and brite tanks are enormous point loads; the slab has to take it and resist constant moisture and cleaning chemicals.
- **Grain handling, CO2, and waste:** augers, silos, CO2 reclaim, and a wastewater pre-treatment system if your municipality requires it — **wastewater surcharges and pre-treatment can run $20,000–$200,000** and are a classic surprise.

## Pick The Building To Avoid The Retrofit

![How Do I Budget a Brewery or Taproom Buildout? — Pick The Building To Avoid The Retrofit](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20Pick%20The%20Building%20To%20Avoid%20The%20Retrofit%20How%20Do%20I%20Budget%20a%20Brewery%20or%20Taproom%20Bui%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=65833)


The cheapest brewery buildout is the one you don't have to do. **Bold rule: rent is recurring, retrofit is sunk — pay a premium for a building that's already brewery-shaped.** Hunt for former food or beverage manufacturing, dairies, or commissary kitchens. The features worth a rent premium:

- **Existing floor drains and trench drains** — saves **$20–$50/sq ft** in the worst zone.
- **480V three-phase already at the panel** — saves **$20,000–$100,000**.
- **High clear height (18+ feet)** for fermenters and a future mezzanine.
- **Heavy slab (6"+ reinforced)** rated for tank loads.
- **A sewer connection sized and permitted for high-strength wastewater.**
- **A loading dock or grade-level roll-up** for grain in and kegs out.

Walk a "cheap" bare shell with your brewing equipment supplier and a mechanical engineer before you get excited. The all-in number, not the rent, is what matters.

## Lock The Lease Terms Before The Tanks Arrive

![How Do I Budget a Brewery or Taproom Buildout? — Lock The Lease Terms Before The Tanks Arrive](https://image.pollinations.ai/prompt/high%20quality%20editorial%20business%20professional%20office%20photograph%20illustrating%20Lock%20The%20Lease%20Terms%20Before%20The%20Tanks%20Arrive%20How%20Do%20I%20Budget%20a%20Brewery%20or%20Taproo%2C%20realistic%20magazine%20style%2C%20warm%20light%2C%20no%20text%2C%20no%20watermark?width=1200&height=675&nologo=true&model=flux&seed=93126)


You will sink permanent, heavy, expensive infrastructure into this space. That means you have almost zero leverage *after* you sign — so spend it all *before*.

- **Term: 10 years plus two 5-year options.** Your equipment is bolted down; a short term hands the landlord a renewal-time hostage situation.
- **TI allowance: $40–$80/sq ft.** Steer it at base-building systems — power upgrade, drains, HVAC, grease/wastewater. Those stay with the building.
- **Free rent: 4–9 months.** A brewery buildout plus equipment install plus brewing the first batches can run **6–12 months** before you sell a pint. Don't pay rent on a construction site.
- **Use clause that explicitly permits production AND on-site retail sales,** plus events and growler/crowler/keg sales — write it broad.
- **Exclusivity** so the landlord can't lease the next unit to a competing brewery.
- **A demolition/restoration cap** at lease end. Landlords love a clause forcing you to rip out everything and restore to shell — that can cost **$50,000–$150,000**. Cap it or exclude permanent improvements.

```mermaid
flowchart TD
  A[Brewery Buildout] --> B{Building already brewery-shaped?}
  B -->|Yes: drains, 3-phase, heavy floor| C[Pay rent premium, skip retrofit]
  B -->|No: bare shell| D[Add $100-150/sf retrofit to true cost]
  C --> E[Negotiate 10yr term + $40-80/sf TI]
  D --> E
  E --> F{Zoning permits production + retail?}
  F -->|Yes| G[4-9 months free rent, then sign]
  F -->|No| H[Walk - no concession fixes this]
```

## The NNN And CAM Fights That Matter For Breweries

Breweries are heavy users of water, sewer, and sometimes shared parking, so the pass-through clauses bite. On a **triple net (NNN)** lease you owe base rent plus taxes, insurance, and CAM on top.

- **Cap CAM at 3–5% annually.** You're a high-wear tenant; uncapped CAM lets the landlord pass through a re-paved lot or new roof in one painful year.
- **Exclude capital expenditures** or amortize them over useful life. A new roof is the landlord's asset, not your annual expense.
- **Pin down who pays for grease/wastewater pre-treatment and surcharges.** This is brewery-specific and can be enormous; get it in the lease, not assumed.
- **Audit right** once per year on the CAM reconciliation. The threat keeps it honest.

```mermaid
flowchart LR
  A[True Cost] --> B[Rent over term]
  A --> C[Buildout: production + taproom]
  A --> D[Brewing equipment $100k-500k]
  A --> E[Wastewater pre-treatment]
  C --> F{TI + free rent offset?}
  E --> F
  F -->|Yes| G[Workable pro forma]
  F -->|No| H[Re-negotiate or change building]
```

<!--pillar-weave-->
## Related on PULSE

- [How Many Employees Should I Schedule Each Shift at My Brewery Taproom?](/knowledge/q15807)
- [How do you start a microbrewery (craft brewery) business in 2027?](/knowledge/q9664)
- [How do you start a brewery business in 2027?](/knowledge/q1941)
- [How do you start a nano brewery business in 2027?](/knowledge/q9605)
- [How Do I Budget a Funeral Home Buildout?](/knowledge/q13826)
- [How Do I Budget an Ambulatory Surgery Center Buildout?](/knowledge/q13825)

## Hidden Infrastructure Costs That Eat Your Budget

The line items most brewers overlook aren't sexy, but they'll crater a tight budget fast. **Floor prep** is the #1 surprise — a standard concrete slab won't support a 30-barrel fermenter full of liquid (roughly 60,000 lbs). You'll need a 6–8 inch reinforced slab with a vapor barrier, typically **$8–$15 per square foot** just for the production zone. Trench drains add another **$3,000–$8,000 per drain** depending on length and slope requirements.

**Electrical work** is the second budget-killer. A 10-barrel brewhouse with a 30-barrel cellar needs 400–800 amps of three-phase power. If the building doesn't have it, bringing it in from the street runs **$15,000–$50,000** — more if the transformer needs upgrading. Don't forget the **glycol chiller loop**: piping, insulation, and a chiller unit for fermentation temperature control adds **$12,000–$30,000** installed.

**HVAC** is trickier than a normal bar. The brewhouse generates massive heat and steam — you need explosion-proof ventilation, makeup air, and potentially a separate HVAC zone for the taproom. Budget **$20,000–$60,000** for a combined system that handles both spaces.

## The Permit and Inspection Timeline Reality

Most new brewers underestimate how long permits take, and time is money in a buildout. **Health department approval** for a brewery can take 8–16 weeks — they're checking three-compartment sinks, handwashing stations, floor drains, and mop sinks in specific locations. **Fire marshal inspections** for a taproom with a production facility require a fire suppression system in the brewhood (hood and duct, **$8,000–$18,000**), plus potentially a fire alarm and sprinkler system upgrade.

The **ABC (alcohol beverage control) license** is a separate process that can take 4–12 months depending on your state. You can't open without it, but you can build out during the wait. The mistake is spending the entire buildout budget before the license is approved — leaving no cash reserve for the 3–6 month waiting period. Set aside **$15,000–$30,000** as a "license float" to cover rent, utilities, and minimal staff during that gap.

## The 20% Contingency Rule and Where to Apply It

Experienced brewery contractors recommend a **20–25% contingency fund** on top of your total buildout estimate — not 10% like a standard restaurant. Here's why: brewery equipment often ships late (4–8 week delays are common), installation requires specialized welders and plumbers who charge premium rates, and code inspectors frequently demand unanticipated changes to the glycol loop or drain system.

Apply your contingency strategically: **50% to production-side surprises** (floor cracks, electrical upgrades, plumbing reroutes), **25% to taproom finishes** (you can always upgrade bar tops later), and **25% to soft costs** (extended architect fees, additional engineering stamps, expedited permit fees). Never tap the contingency for "nice-to-have" equipment like a canning line or fancy taps — those come from operating revenue after opening.

## FAQ

**What’s the typical cost per square foot for a brewery or taproom buildout?**  
Expect an all-in range of **$200–$500 per square foot**. The lower end suits a simple taproom with minimal kitchen and basic finishes; the upper end covers a full production brewery with a glycol system, canning line, and a polished bar area.

**How much should I set aside for brewing equipment alone?**  
A 7–15 barrel brewhouse with fermenters, brite tanks, and a glycol chiller typically runs **$150,000–$400,000** for new gear. Used equipment can cut that by 30–50%, but factor in shipping, installation, and any needed retrofits.

**What are the biggest hidden costs in a brewery buildout?**  
Plumbing and electrical for a production brewery often surprise owners — expect **$50,000–$150,000** for heavy-up panels, floor drains, trench drains, and HVAC tailored to high-heat and humidity. Permitting and impact fees can add another 5–15% to your total budget.

**How long does it take to go from lease signing to opening day?**  
A realistic timeline is **6–12 months** for a taproom-only space, and **12–18 months** for a full production brewery. Delays often come from city permitting, utility hookups, and equipment lead times — order your brewhouse as early as possible.

**Do I need a separate budget for a kitchen or food program?**  
Yes — a basic kitchen with a hood, fryer, and prep area starts around **$30,000–$80,000**. If you plan on a full menu, that can climb to $150,000+. Many breweries start with food trucks or partnerships to keep initial costs lower.

**What’s a realistic contingency fund for a brewery buildout?**  
Set aside **15–25% of your total hard costs** as a contingency. Brewery projects almost always uncover surprises in floor drains, fire suppression, or structural modifications — a $500,000 buildout might need an extra $75,000–$125,000 to finish.

## Sources

- Brewers Association, *Brewery Operations & Facility Planning Resources* — production layout, utility, and wastewater guidance.
- CBRE, *Industrial & Manufacturing Tenant Real Estate Trends* — heavy-use leasing and TI benchmarks.
- JLL, *Industrial Buildout Cost Guide* — three-phase power, floor, and drainage construction ranges.
- Cushman & Wakefield, *Tenant Representation: Negotiating Industrial Leases and TI* — term, free rent, and restoration-cap norms.
- RSMeans Building Construction Cost Data — trench drain, slab, electrical, and HVAC unit costs.
- NAIOP, *Industrial Development Cost Benchmarks* — ground-up and retrofit construction data.
- BOMA International, *CAM Reconciliation and Operating Expense Pass-Through Standards* — NNN audit-right guidance.

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