White Box Space
White box space (also called 'vanilla shell') is a commercial lease condition where the landlord delivers the space with functional utilities — electrical panel, HVAC system, plumbing stub-outs, and a finished floor — but no tenant-specific interior improvements. The tenant then builds out walls, flooring, lighting, and fixtures to suit their concept.
Updated July 13, 2026
Key Facts
- 1White box space typically cuts a tenant's buildout cost by $20–$40/sqft compared to a cold shell because core systems are already installed
- 2Most inline retail centers and strip malls deliver spaces in white box condition
- 3A white box space is not the same as move-in ready — significant construction is still required for most commercial concepts
What 'White Box' Means in Practice
A true white box space includes: a working electrical panel with adequate amperage, a distributed HVAC system, plumbing rough-in at the back of house (sink locations stubbed out), a sealed concrete or basic finished floor, and a painted drywall perimeter. Ceilings may be open or have a basic drop-ceiling grid.
What white box does not include: interior partition walls, specific lighting for the tenant's use, branded finishes, kitchen equipment, point-of-sale infrastructure, or restroom buildout beyond basic code compliance. These are all tenant responsibilities.
White Box vs. Cold Shell vs. Warm Vanilla Shell
| Condition | What's Included | Tenant Buildout Required |
|---|---|---|
| Cold Shell / Dark Shell | Bare structure only — no MEP, no finishes | Everything — highest cost |
| White Box / Vanilla Shell | MEP systems, basic finishes, no interior build | Interior partition, flooring, lighting, equipment |
| Warm Vanilla Shell | White box + upgraded finishes, often with restrooms | Concept-specific work only |
| Turnkey / Built-to-Suit | Fully built to tenant's specifications | Nothing — ready to open |
Frequently Asked Questions
Is white box the same as vanilla shell?
Yes. The two terms are used interchangeably in commercial real estate. White box is more common in retail markets; vanilla shell appears more often in office and mixed-use contexts.
How much does it cost to build out a white box space?
Depending on the concept, expect $40–$150/sqft in additional buildout costs on top of what the landlord has already provided. A simple retail store might need $40–$70/sqft; a restaurant or coffee shop will typically need $100–$200/sqft for kitchen, plumbing, and MEP upgrades.
What questions should I ask before signing a white box lease?
Confirm: What amperage is the electrical panel? Is the HVAC zoned for your use? Where are the plumbing stub-outs located? Are restrooms included? Has a grease trap or interceptor been installed? The answers determine whether a white box space works for your concept without major infrastructure upgrades.