20 Businesses Using Industrial Outdoor Storage (And Why IOS Works Better)

From building supply houses and landscaping businesses to vehicle auction lots and school bus companies, the increase in IOS facilities all over the map are drawing attention, attracting hundreds of businesses to their efficient storage solutions, lower maintenance costs, and easy access. And while many industries are already taking advantage of these industrial outdoor storage spaces, others have yet to discover the enhanced operational efficiency and cost effectiveness that IOS sites have to offer. 

In fast-growing logistics hubs like Charlotte—with the rise of e-commerce, excellent transportation access, and regional distribution growth—IOS facilities are in high demand. Still, the Charlotte commercial real estate market has a lot to offer, especially in more rural neighborhoods like the Lake Norman area, Indian Trail, Harrisburg, Rock Hill, SC, and many others. 

But who benefits from industrial outdoor storage? Let’s take a look at 20 of the top industries that are switching from traditional industrial properties to industrial outdoor storage sites—trading expensive, enclosed square footage for flexible outdoor yard space that better fits their equipment, fleet, and storage needs.

What Is Industrial Outdoor Storage (IOS)?

First, let’s take a quick look at what industrial outdoor storage (IOS) actually is. Unlike traditional warehouses or enclosed industrial buildings, a typical IOS space includes a large outdoor yard used for storing vehicles, equipment, or materials. This yard is often fenced and may have other security measures such as cameras and lighting. While there’s ample space available for storage, there are usually minimal structures on the property. 

Other typical features include a gravel or paved yard, trailer parking, a laydown yard, and sometimes a small office/warehouse. Industrial outdoor storage facilities do not usually have truck terminals, large warehouse bays, interior loading areas, climate control, or substantial vertical storage.

Why IOS Is in High Demand in Charlotte, NC

Charlotte’s accessible location, available land, and strong logistics market all contribute to the rising demand of industrial outdoor storage facilities in and around the metro area. In addition, the growth of e-commerce in recent years and increased demand for cost efficiency play a critical role in boosting IOS sites to the forefront of the commercial real estate market. 

Not only does IOS incur fewer costs than traditional industrial buildings, but it also provides flexibility for growing fleets, better yard customization (for parking, storage, and staging), and faster occupancy compared to new construction. 

Other reasons local and national businesses are looking for IOS space in the Charlotte area include:

• Proximity to I-77, I-85, and I-485, in addition to rail access. Charlotte is one of the top logistics transportation hubs on the East Coast.
• Increasing need for last-mile distribution and fleet storage. The city’s logistics base keeps demand steady for truck and trailer parking as well as for yard space.
• Rising costs of traditional industrial assets. The lack of a sizable building on the property not only cuts down on building costs but also on operational and maintenance costs. 
• Limited supply. Because IOS space requires a generous amount of available land, there’s only so much supply available. IOS sites are available around the Airport neighborhood as well as outside of the busiest parts of the city. Still, the increasing demand and limited supply creates a tight market with strong interest.
• Ongoing residential and commercial growth. The growing population across the metro area creates a greater demand for construction, utility, and trade-related businesses. 

20 Businesses That Should Consider Industrial Outdoor Storage (IOS)

Here are 20 industries that are benefitting from the advantages that outdoor storage offers. Will your business be next?

1. Building Supply Houses

Storing lumber, plywood, insulation, fencing, and other raw materials can be bulky and impractical in traditional warehouses with vertical racking. Open-air facilities are not only more realistic for storing construction materials, but are also easier for loading and faster contractor pickup.

Charlotte’s steady development and construction demand make IOS lots an attractive option for supply houses in the metro area. 

2. Equipment Rental Companies

Equipment rental companies parking excavators, backhoes, bulldozers, trucks, and other equipment are another top user of IOS sites. With no column spacing, dock doors, or clear heights to worry about, storing and moving heavy machinery is not only easier, but also much less expensive per square foot. In addition to regular storage, the yard can also be used for staging, turnover, and overflow inventory. 

3. Trash, Waste, Recycling, and Landfill Operators

Trash and recycling storage requires large waste containers and recycling bins, as well as specialized hauling equipment. Outdoor industrial storage offers more space for maneuvering and collection and can help reduce bottlenecks. Functionally, open-air facilities are also significantly more practical over enclosed storage for these types of operations. 

In and around metro Charlotte, trash and recycling companies using IOS facilities also benefit from quick access to Charlotte’s network of highways and dense population base. 

4. Last-Mile Logistics facilities

Last-mile logistics facilities benefit from the quick access IOS properties provide both to Charlotte’s highway network and to the more heavily populated metro area. Industrial outdoor storage properties allow users to stage trucks, trailers, and deliveries close to end customers while also reducing bottlenecks, where indoor warehouse space would be more limited.

5. Oil and Gas Equipment Companies

Many oil and gas equipment companies don’t need the large indoor space or climate control that comes along with traditional industrial properties. IOS sites allow companies to store equipment like pipes, tanks, field equipment, and other oversized assets in outdoor yards that support heavy-duty equipment.

These sites often have small buildings for administrative work, secure fencing, surveillance cameras, and industrial access that makes it easy for trucks to enter and exit. 

6. Renewable Energy Companies

Many solar, wind, and utility components (such as blades and panels) don’t need climate-controlled, enclosed storage as in a traditional warehouse. IOS sites may provide open outdoor storage or storage sheds with partial cover. This not only makes it easier to store parts and equipment, but also gives space for project staging before deployment to job sites. 

7. Agricultural Businesses

Standard indoor storage can make it difficult to park and store combines, tractors, implements, and other seasonal farm equipment. In some cases, an outdoor yard or partially covered space makes more sense for storing some or all of the equipment. Outdoor storage yards are also useful for equipment that’s too large for standard indoor storage, or for regional ag suppliers who need space for materials staging.

8. Landscaping Companies

For landscaping companies storing trucks, trailers, mulch, sand, salt, gravel, and other bulk materials, industrial outdoor storage lots make much more sense, since they cost significantly less per square foot and leave more open space for storage, vehicle parking, and equipment. Most landscaping companies only need a small office but a large yard, making IOS a much more viable option. 

9. Vehicle Impound Lots

Industrial outdoor storage lots make excellent sites for holding towed, impounded, or repossessed vehicles securely. They often offer fenced lots, security cameras, and controlled access. Since vehicles do not require indoor space, IOS is a more natural fit for balancing security, storage and traffic flow.  

10. Vehicle Auction Lots

Vehicle auction lots need plenty of outdoor space for storing cars as well as for staging before auctions. Large IOS lots allow room for storing inventory before the sale starts as well as for buyer circulation during the auction. In addition, sizable lots can reduce bottlenecks during pickup and handle overflow when auction volume spikes. 

11. Portable Building Staging Companies

Charlotte’s industrial outdoor storage opportunities are often the ideal setup for staging portable offices, classrooms, and other modular structures before delivery. The wide-open spaces that IOS lots provide are perfect for businesses handling oversized units. Charlotte’s growing demand for affordable housing options makes this an especially hot market in the metro area.

12. Container Storage and Depot Operators

Access to the Charlotte Regional Intermodal Facility and East Coast connection means that shipping and freight are common around North Carolina. For container storage, IOS makes it easy to place shipping containers and other freight-related assets. Plus, large yards with minimal infrastructure make it simpler to coordinate drop off, pick up, and short-term storage with less congestion and bottlenecks. 

In modern supply chains, container yards are a common use for IOS. 

13. Trailer Storage Operators

Trailer storage is one of the most common IOS across logistics markets. IOS gives the space necessary to park loaded or empty trailers between routes. Plus, the open space and secure yards create efficient yard layout while also offering easy truck access for pick up and drop off. 

14. Pallet Storage Businesses

While pallets stack well in traditional warehouses, they typically don’t need the weather protection or climate control of an indoor space. IOS is an excellent solution for storing empty or loaded pallets in order to save floor space at a much lower cost per square foot. It can also be a low-cost, flexible option for storing overflow or temporary stock while also providing easy loading and sorting access.

15. Truck Parking Facilities

Secure IOS lots serve as ideal dispatch, layover, and overnight parking locations for keeping fleet vehicles and long-haul trucks. In a logistics market like Charlotte, the access to major roads and lower costs that IOS incur keep these lots in high demand for truck parking.

16. Construction Companies

Industrial outdoor storage sites leave more room for storing dumpsters, trailers, weather-resistant building materials, and heavy equipment—without having to take up precious indoor space. 

In addition, large parking lots offer easy staging before jobsite deployment. Charlotte’s strong demand for infrastructure development and access to major highways makes IOS space a prime solution for local construction companies. 

17. Third-Party Logistics Providers

IOS space gives 3PLs the flexibility they need in tight industrial markets. Large lots are ideal for trailer storage, cross-dock overflow, and asset staging, especially during freight surges when warehouse capacity cannot absorb the influx. 

For 3PLs, industrial outdoor storage streamlines processes, provides better spatial usage, and can also cut down on transportation costs with more strategic locations. 

18. School Bus Companies

School bus companies frequently use IOS lots to conveniently park buses and support vehicles in secure outdoor yards. For vehicle-heavy operations, IOS provides an excellent solution for fleet parking, offering controlled access and good circulation even in heavy traffic hours.

19. E-commerce Fulfillment Support Firms

The rise of e-commerce in the metro area and around the country is a major catalyst for the increase in demand in the IOS sector. Charlotte’s distribution footprint makes IOS a natural fit for companies who handle overflow trailers, containers, and other last-mile support assets, providing enough space to work as an effective buffer during high demand periods. 

20. Businesses with Temporary or Transitional Storage Needs

In addition to the most popular businesses who typically use IOS space, many companies that experience transitional needs (moves, expansions, renovations, site transitions, times of overflow inventory, etc.) find that IOS can be an easy way to get fast occupancy without having to build a new space or invest in a costly permanent expansion. 

What to Look for in an IOS Property in Charlotte

If you’re looking for IOS space in the Charlotte metro area, there are a few categories you don’t want to forget to check. Working with an experienced, local broker can help ensure that you don’t waste time or money on a property that will later find you with zoning complications, surface problems, or unseen environmental issues. 

Before getting too deep into any IOS property, look into the following: 

• Zoning compliance. Understanding local zoning laws and ensuring the property is zoned for your business operations is critical. 
• Yard surface. For example, gravel vs. paved. Don’t forget to assess for proper drainage and soil composition to ensure heavy equipment viability. 
• Security features. Ensure security features fit your needs, including fencing, lighting, and gated access.
• Access to highways. Many Charlotte IOS properties are accessibly located near I-77, I-85, or I-485.
• Office/warehouse component. Assess indoor features if applicable.

Related Reading: 5 Tips for Investing in Industrial Outdoor Storage

Why Work with a Local Charlotte IOS Broker?

Working with a local broker to explore industrial outdoor storage properties offers a competitive advantage in a tight market. At Regent Commercial Real Estate, we’re excited about partnering with our clients to give your business a leg up by helping you find the ideal property and negotiating the best terms possible. With over a decade of experience in the Charlotte area, we can help with:

• Finding off-market opportunities not available to the general public
• Offering local zoning knowledge
• Understanding the ins and outs of the Charlotte submarkets
• Moving quickly in a competitive market
• Honest, effective negotiation

Whether you’re ready to start touring commercial properties or want to know more about how IOS could work for your business model, we’re here to help. Find out what our clients have to say about Regent CRE, or call us today at 704-910-9518. We can’t wait to help you in the next step of your real estate journey.