White Box Finish


In commercial real estate, the term “white box finish” refers to an office unit that has finished or unfinished four walls, ceilings, flooring, and limited lighting. 

Also known as a “vanilla box,” a white box space contains minimal improvements, including HVAC, prepared walls, floor slabs, and electrical outlets. It’s essentially an empty shell, often with a code-required restroom.

Understanding the concept of a white box finish is crucial for both property owners and tenants in lease agreements.

Key Takeaways:

  • A white box finish is an office space with minimal improvements, leaving the interior walls, floors, and ceilings unfinished or partially finished.
  • The specific definition of a white box finish can vary depending on the market and property owner, leading to potential miscommunication without clear lease agreements.
  • White box spaces can be found in various types of commercial real estate, including retail, industrial, and office spaces.

How it Works:

A white box finish involves the property owner making minimal improvements to the interior of a new or existing space before delivery to tenants. 

These improvements typically include HVAC systems, limited lighting, necessary electrical installations, and restroom facilities that meet city codes. 

The specific details of a white box finish can be subject to negotiation between the property owner and the tenant during the lease agreement process.

Key Components:

The key components of a white box finish include:

  • Minimal improvements: A white box space has only the essential improvements, such as HVAC, limited lighting, prepared walls, and floor slabs.
  • Property owner’s discretion: The specific details of a white box finish can vary depending on the property owner’s preferences and the lease agreement terms.
  • Infrastructure costs: Since a white box space has some basic infrastructure in place, the tenant’s allowance for further build-out may be lower compared to a gray box or raw space.


  • Flexibility: A white box finish allows tenants to customize the space according to their specific needs and preferences.
  • Lower initial costs: Compared to fully finished spaces, white box finishes often come with lower initial costs, making them attractive options for tenants with limited budgets.
  • Adaptability: White box spaces offer a blank canvas for tenants to create an office layout that maximizes functionality and workflow.


Understanding the concept of a white box finish is crucial for both property owners and tenants in commercial lease agreements. 

While the term may vary in its specific definition, it generally refers to a space with minimal improvements and unfinished or partially finished interior walls, floors, and ceilings. 

Tenants should ensure clear lease agreements that define the extent of the white box finish and any responsibilities for further build-out. Meanwhile, property owners should consider the market demand and communicate the specific details of the white box finish to potential tenants. 

By clarifying expectations and negotiating lease terms effectively, both parties can facilitate a successful and mutually beneficial commercial real estate transaction.

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