Education & Resources 
As Vancouver’s life sciences industry continues to grow, so does the demand for purpose-built R&D facilities and Vancouver lab space. With that demand comes the increasing complexity of life sciences leasing. At Sustainable Labs Canada’s UBC event back in April, Floorspace’s Christopher O’Neill shared behind-the-scenes insights into why lab leasing can be such a high-stakes journey for early-stage companies.
In this follow up, we dive deeper into the case studies Christopher shared and reveal how timing, infrastructure hurdles, and thoughtful lab real estate strategy can shape the success or setbacks of a lab leasing journey.
Laying the Groundwork of Lab Leasing Strategy
Before any decision gets made, there’s a critical window for due diligence. For early-stage life sciences companies, overlooking this phase can lead to costly delays or infrastructure gaps that impact operations within their R&D facility.
Here’s what should always be considered upfront:
- Construction & Design Costs: Larger buildouts often require multiple construction partners and formal Requests for Proposals (RFPs).
- Permitting & Execution Timelines: It is crucial to map municipal approvals early, as they can take months to secure.
- Equipment Lead Times: Delays in sourcing lab equipment or custom furniture can stall move-ins.
- Lease Terms: Beyond the financials, it’s important to negotiate favorable language and use an experienced real estate lawyer.
These case studies highlight how lab leasing decisions unfold in practice, revealing both smart strategies and avoidable missteps. Each example underscores how critical it is to assess infrastructure limitations early, plan for long permitting timelines, and approach site selection with both caution and clarity.
Case Study #1: Alpha-9 Oncology
Why location, timelines, and flexibility matter.
Alpha-9 Oncology relocated to Vancouver and identified an existing building for conversion into lab space. Initially, the team considered a property in Burnaby but shifted focus to a different municipality due to concerns over the permitting timeline. They worked closely with construction and design partners to pinpoint buildings that would be easiest to convert into a functioning R&D facility.
Despite careful planning, the chosen building still required significant upgrades to meet municipal change-of-use policies and life sciences leasing requirements. The process, from design and permitting to construction and occupancy, took 16 months. Alpha-9 structured a long-term lease to help amortize costs.
Even with proactive planning, permitting delays and unforeseen infrastructure requirements can add months to the project timeline. Choosing the right municipality, engaging the right partners, and having flexibility in lease terms can be the key to managing these risks.
Case Study #2: Confidential Innovate UBC Graduate Company
When scarcity drives decisions.
A UBC-affiliated startup retrofitted an existing warehouse and office building to create lab space, while also renovating the office area and upgrading the power infrastructure. The property was chosen mainly for its location and limited alternatives. But the decision came with consequences: the power upgrade—planned and executed with BC Hydro—took over 12 months to complete, delaying their operational timeline.
In a tight market, it’s easy to rush decisions out of urgency. But when retrofitting space not originally built for science, overlooking infrastructure requirements—especially power—can lead to long, costly delays.
Case Study #3: Telescope Innovations
Smart scaling – before you’re ready.
This company initially operated from 500 SF of shared lab space with a larger sublandlord. When they outgrew it, they found a 7,000 SF facility left behind by another life sciences tenant. Though oversized for their immediate needs, it was financially strategic, they inherited some existing infrastructure and were able to sublease portions of the space short-term.
Sometimes, growing into a larger space ahead of schedule is the smartest move. Minimal upfront investment and flexible subleasing gave them room to scale sooner than expected.
Top 5 Takeaways for Early-Stage Life Sciences Tenants:
- Plan for long permitting and buildout timelines—especially for infrastructure like power or HVAC.
- Consider municipalities with faster permitting timelines.
- Don’t underestimate equipment and furniture lead times.
- Understand the risks in lease terms—and negotiate non-financial clauses early.
- Space that feels “too big” may support faster growth and long-term flexibility.
Final Thoughts from Floorspace: Strategy and Representation
At the event, Chris emphasized that lab leasing isn’t just about square footage-it’s about timing, regulatory awareness, and operational alignment.
Representation matters as well. Without proper representation, early-stage companies often face the leasing process without:
- No duty of full disclosure
- No confidentiality
- No loyalty from the landlord or listing broker
Working with an experienced team helps ensure you’re asking the right questions, negotiating the right terms, and avoiding the wrong space.
Need Help Navigating Your Lab Leasing Journey?
Floorspace helps life sciences companies across Canada find and secure lab space that supports long-term innovation. From your first dedicated lab to a fully customized R&D facility, we ensure your next move is the right one, at the right time.
