Your Warehouse. Your Specs. Your Location. You Just Sign the Lease.

Deugen Development & Construction finds the site, secures the financing, and delivers an industrial facility built exactly to your requirements. No upfront capital. No compromise on location or layout. Just a lease and a building that works for your business.

Tell Us What You Need

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Project Sweet Spot
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Stop Settling for Space That Almost Works

Most industrial tenants find a building that’s close enough. Wrong ceiling height. Wrong power configuration. Wrong location for your workforce. Spec buildings are built for an average tenant, and you are not an average tenant. Deugen’s build-to-suit program exists for one reason: if you know what you need and where you need it, we will build it for you from the ground up. You sign the lease. We handle everything else.

We Find the Site

Tell us your geography, your square footage, and your operational requirements. Deugen identifies and puts land under contract that meets your specifications, in the submarket that actually works for your distribution routes, your workforce, and your growth plan. We are not handing you a shortlist of available listings. We are going to market on your behalf.

We Finance the Build

Deugen structures each build-to-suit as a development project, bringing in equity capital partners and debt financing so that your upfront commitment is a lease, not a capital outlay. Standard market TI is folded into market rent. If your facility requires above-market tenant improvements, those costs can be amortized into the lease terms transparently rather than billed upfront. Either way, you know exactly what you are committing to before you sign anything.

We Deliver It Built to Your Specs

Industrial build-to-suit is Deugen’s core capability. We design, permit, and build industrial facilities across North Jersey under a single design-build contract, with owner-led oversight on every project. The building you sign for is the building you move into. No surprises, no value-engineering after the fact, and no change orders.

How the Deugen Build-to-Suit Process Works

Step 01 Tell Us What You Need

We start with your requirements: square footage, location, ceiling height, power, loading, office ratio, and timeline. If you are two to three years out from needing the space, this is the right time to start. The earlier we engage, the more flexibility we have on site selection and financing structure.

Step 02 We Identify the Site and Execute an LOI

Deugen goes to market on your behalf to find land in your target area that meets your build requirements. Once we identify the right site, we execute a non-binding letter of intent with you outlining the basic deal terms: size, rent range, lease term, and TI structure. No capital commitment from you at this stage.

Step 03 We Put the Site Under Contract and Execute the Lease

As we move toward closing on the land, we execute a fully signed lease with you simultaneously. This is how we structure every build-to-suit: Deugen secures the capital to close on the land because the lease is already in hand. You get certainty on your future facility. We get the financial foundation to move forward on construction.

Step 04 We Design, Permit, and Build

From lease execution through your certificate of occupancy, Deugen manages every phase of design, permitting, and construction under a single design-build contract. Typical timeline from site contract to occupancy is two to three years depending on your use and local entitlement complexity. You move into a facility built for your operation, in the location you chose, at the lease terms you agreed to on day one.

Is a Deugen Build-to-Suit Right for You?

This program is built for a specific kind of industrial operator in New Jersey. If any of these describe your situation, it is worth a conversation.

You Need 40,000 SF or More

Our build-to-suit program is designed for industrial tenants requiring a minimum of 40,000 square feet of warehouse, manufacturing, or distribution space. There is no ceiling on size. If you need more, we have the capital partners and development experience to make it work.

Your Timeline Is 2 to 3 Years Out

Build-to-suit is a long-lead commitment. If you need space in the next six months, this is not your solution. If you know that your current facility will be too small by 2027 or 2028 and you want to move into a building designed specifically for how you operate, this is exactly what this program is designed for.

You Want the Building to Work for You, Not the Other Way Around

Spec buildings are built for a median tenant. If your operation has above-standard power requirements, specific clear heights, particular loading configurations, clean room needs, or specialized HVAC, a spec building will require compromise. A build-to-suit will not. You tell us how the building needs to function. We build it that way.

You Operate in North Jersey or the Surrounding Region

Deugen is headquartered in Paramus and develops within North Jersey, Central Jersey, southern New York State, and the Lehigh Valley in Pennsylvania. If your operation needs to be in this corridor, we know the market, the municipalities, and the land.

Frequently Asked Questions

What Industrial Operators Ask About Build-to-Suit

Do I need to come up with capital to participate in a build-to-suit?

No. Deugen structures the land acquisition and construction financing through equity capital partners and debt. Your commitment is a signed lease, not a capital contribution. If your facility requires above-market tenant improvements beyond the standard for NJ Class A industrial space, those additional costs can be amortized into your lease terms rather than paid upfront. We structure this transparently at the LOI stage so you know exactly what you are agreeing to before the lease is signed.

A spec building is designed for a median industrial tenant. The developer makes assumptions about ceiling height, power, loading, and office ratio, and you work around whatever they chose. In a build-to-suit, the facility is designed from the ground up around your operational requirements. The ceiling height is what you need. The power is what you need. The loading dock configuration is what you need. You are not adapting your operation to a building. The building adapts to your operation.

We typically work with tenants requiring 40,000 square feet or more. There is no ceiling on project size. For larger requirements, Deugen has established JV and LP capital partners who can fund the GP and debt side of larger developments, so capital availability does not limit what we can deliver.

Plan for two to three years from initial engagement to occupancy. The timeline depends on your use, the entitlement complexity of the municipality, and how quickly we can identify the right site. The earlier you engage us, the more runway we have to find the best land at the best price and structure the deal correctly.

We start with a non-binding letter of intent that outlines the basic terms: size, general location, rent range, lease duration, and TI structure. As we move toward land acquisition, we execute a fully signed lease in parallel with closing on the property. You know your full financial commitment at the LOI stage. Nothing changes between LOI and signed lease without your explicit agreement.

Yes, but that falls under Deugen’s general contracting and design-build services rather than the build-to-suit program. If you have identified an existing building you want to retrofit or renovate for your operation, we can scope and deliver that project as well. Contact us to discuss your specific situation.

Know What You Need. Let Us Build It.

If you are an industrial operator in New Jersey who needs more space and wants it built the right way, in the right location, for the way your operation actually works, talk to us. There is no upfront commitment to the initial conversation. Tell us your square footage, your timeline, and your target location, and we will tell you honestly whether a build-to-suit makes sense for your situation.

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