While most of the city sleeps, at an industrial construction site one of the most important processes for the future of a building begins: the pouring of a jointless industrial floor .

At first glance, it might seem like a simple matter. In reality, it’s a decision that will impact the operation of a logistics center or manufacturing plant for decades .

The early morning temperature is not a coincidence; it’s part of the construction strategy . The behavior of the concrete depends on it, and therefore, the strength and durability of the floor on which, for years, forklifts, automated equipment, and thousands of tons of merchandise will circulate.

Here, every detail matters.

The difference between a good floor and an operational problem

During the measurement process, a laser system identifies unevenness that is virtually imperceptible to the human eye.

In one of the assessments, the flatness map showed differences ranging from +5.2 to -4.4 millimeters.

Less than one centimeter.

A difference that many people would consider insignificant.

However, that small difference in level can translate into constant vibrations for forklifts, problems in the stacking of high-ramp racks, fractures in the concrete, and costly operational shutdowns to carry out repairs.

In an industrial building, precision is not a technical luxury; it is a condition to guarantee efficiency and profitability.

Precision also generates value in the real estate market

As I watched the specialists correct the floor surface millimeter by millimeter, I thought that the real estate market works in a very similar way.

We do not use laser scanners to measure concrete.

Our tool consists of maps showing supply, availability, absorption, and rental prices.

But the principle is exactly the same.

A seemingly minimal difference in the starting price – for example, going from $5.00 to $4.99 per square meter – can represent approximately 210,000 pesos of difference in the economic result of a transaction.

The data allows adjustments to be made before a mistake becomes a loss.

Industrial intelligence also involves anticipating

Just as an engineer corrects an uneven surface before a crack appears, a market analysis allows you to adjust the commercial positioning of an asset before it remains empty for months or loses competitiveness compared to other properties.

Industrial intelligence is not just about knowing the market.

It consists of interpreting the data with sufficient accuracy to protect the value of an investment .

Because behind every industrial building there is much more than square meters.

There is engineering, planning, strategy … and hundreds of decisions that no one sees, but that end up defining the success of an operation.

Learn from experience to provide more accurate advice

Visiting construction projects allows you to understand aspects that can hardly be appreciated from a plan or a technical sheet.

Understanding processes, materials, and construction standards strengthens the ability to advise owners, investors, and industrial users with a much more complete view of the asset they are buying, renting, or developing.

I thank José Gómez Regalado of Bekaert and Andrés Banda Meza of Planicidad 100 for sharing their expertise during this technical tour. Understanding what happens during construction is also a way to generate greater certainty for those making investment decisions.

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El cargo What a millimeter can teach us about an industrial investment apareció primero en T21.

With the growth of nearshoring , the transition to clean energy has ceased to be merely an environmental commitment and has become a competitive advantage for Mexican industrial parks . For companies seeking to integrate into global supply chains, renewable energy is now a requirement that influences investment attraction.

In an interview with T21, Juan Pablo López Greenham, CEO of Bioenergy Renewable Energies , explained that the progress of relocating production lines in Mexico is increasing the demand for energy infrastructure with lower carbon emissions , reliable supply and competitive costs.

“Companies coming to Mexico demand quality energy at a good price, and that it be clean. Today there is a traceability system that already measures how you manufacture, how you transport, and what the environmental impact is of the entire supply chain,” he explained.

The executive pointed out that one of the main challenges for the country is not only to increase electricity generation, but also to strengthen transmission lines to respond to industrial growth, especially in the corridor that runs from the Bajío region to the northern border, where a large part of the projects associated with nearshoring and logistics are concentrated.

According to the Mexican Association of Private Industrial Parks (AMPIP) , the 477 parks currently operating in the country require an installed capacity of 17,708 megawatts (MW) , while the 103 parks under construction will demand another 3,456 MW between 2026 and 2029.

The recent expansion of the distributed generation scheme, which allows self-consumption projects of up to 20 MW, opens up new opportunities for industrial parks to produce a greater proportion of their own electricity without being entirely dependent on the national grid.

López Greenham argued that this regulatory change will usher in a new era for industrial photovoltaic installations, particularly on the roofs of warehouses, parking lots, and hybrid systems that combine solar panels, battery storage, and natural gas generation.

Photovoltaic parking lot.

The Electricity Sector Law , published in the Official Gazette of the Federation in March 2025, raised the limit for distributed generation without the need for a permit from 500 to 700 kilowatts (kW) and introduced the interconnected self-consumption scheme for projects between 0.7 and 20 MW. The National Energy Commission (CNE) formalized the requirements for this latter scheme, which in practice multiplies the scale of the projects that companies can install within their plants.

This leap, the specialist indicated, comes with a technical requirement: larger capacity projects must incorporate Battery Energy Storage Systems (BESS ), equivalent to 30% of their installed capacity with three hours of backup power, to avoid intermittent outages on the Federal Electricity Commission (CFE) grid . This same storage, he added, allows plants to reduce peak shaving —the spike in consumption that occurs when engines start—and adjust their billing by charging energy during off-peak hours and discharging it during peak hours.

As an example of what is already being done in the country, the executive detailed the installation that the company made for BorgWarner in El Salto, Jalisco, which consisted of a waterproof photovoltaic solar roof that replaced industrial sheets with modules that generate energy, allow the passage of natural light and have a useful life of several decades, which helps to reduce the operating costs of the companies.

The areas with the highest penetration of this type of energy are Santa Catarina, Guadalupe, Apodaca, Monterrey and Chihuahua, in addition to Querétaro, Aguascalientes and Guanajuato , where investment has been mainly in photovoltaic solar systems under the distributed generation scheme.

Regarding the energy already generated, he clarified that the electricity produced, for example, in a solar park in Sonora, does not physically travel to a plant in Guadalajara. It is fed into the national grid and consumed locally, while the CFE charges a wheeling fee for the use of its transmission infrastructure, regardless of the distance.

It is precisely the state of that network that López Greenham identifies as the main bottleneck preventing more industrial parks from integrating hybrid clean energy schemes .

According to the executive, the adoption of renewable energy in industrial parks is still in its early stages, despite the progress made in recent years. However, he believes that the adoption of renewables within industrial parks will grow over the next five years, provided two outstanding issues are resolved: more accessible financing schemes —such as leasing, loans, or PPAs (power purchase agreements, generally for renewable energy, between a producer and a buyer) without direct investment from companies—and more streamlined interconnection procedures with the CFE (Federal Electricity Commission) and the CNE (National Energy Commission).

According to the Electricity Sector Development Plan (Pladese) 2025-2039, the country will add 19,954 MW in renewables and 5,000 MW in storage by 2030.

58% of that capacity will be solar, 22% wind, and the remaining 20% ​​will be batteries. This project sets a roadmap for enabling greater penetration of green energy in the country, aiming to consolidate Mexico as one of the markets with the largest volume of renewable capacity in active planning in Latin America.

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El cargo Nearshoring promotes renewable energy in industrial spaces in Mexico apareció primero en T21.

The rapid development of data centers, particularly those intended for artificial intelligence (AI) workloads , is positioning Mexico as a strategic market in Latin America, but it is also revealing deep gaps in energy supply, engineering capabilities, and supply chain readiness.

Turner & Townsend ‘s Data Centre Construction Cost Index 2025-2026 warns that 2026 will be a turning point for the industry, driven by the transition to high-density architectures and the increasing use of liquid cooling, a technology that is not yet fully available in the domestic supply chain.

The survey included in the report reveals that 83% of industry experts do not believe that supply chains in Mexico are ready to support the advanced cooling technologies required by next-generation data centers.

The energy challenge is at the heart of the debate. According to Turner & Townsend, energy availability is now the main risk factor for delivering projects on time and within budget, in a context where delays in connecting to the electrical grid have become increasingly frequent.

In this regard, according to Diana Vázquez Castañeda, Energy and Sustainability Coordinator of the Mexican Association of Private Industrial Parks (AMPIP) , the association has 477 industrial parks in 28 states and 103 new parks under construction have been identified, aligned with the federal government’s Mexico Plan.

To highlight the problem, the AMPIP executive pointed out that, to operate by the end of 2025, the parks required between 13 and 15 GW of additional installed capacity and warned that, although 90% of the parks operate within the regulated market, the country’s transmission and distribution infrastructure has critical areas for improvement.

“The strategy we need to meet these energy needs is tremendous. The national infrastructure is not growing at the same pace as our needs,” he said.

If you wish to continue reading this text, we invite you to consult the digital version of T21 magazine in its January 2026 edition, just click here .

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El cargo Data centers, the boom that “turns on” Mexico and turns off its electrical grid apareció primero en T21.

FINSA , a developer of industrial parks in Mexico, announced the start of a project in the municipality of García, Nuevo León, with an investment exceeding $220 million . This new development, called FINSA Monterrey García Industrial Park, will become the first large-scale, sustainable institutional park in the area.

The project will be developed in two phases, beginning with 45 hectares in the first phase and reaching a total of 92 hectares by the end of the second. The master plan includes the construction of 17 industrial buildings , with an estimated rentable area of ​​370,000 square meters (m²).

FINSA anticipates the arrival of more than 25 world-class companies, which will generate more than 14,000 direct jobs and a multiplying impact on the local economy through thousands of indirect jobs. This development is aligned with the García municipality’s strategy to attract responsible investments that boost regional competitiveness and social well-being.

The main features of the FINSA Monterrey García Industrial Park include its focus on clean and sustainable manufacturing , designed to house light and non-polluting industries; its phased development , beginning with 45 hectares and adding an additional 47 hectares in the second phase; a world-class infrastructure that will position it as the largest industrial park in the municipality; and its capacity to attract national and international investment , with the projection that more than 25 companies from various light manufacturing and logistics sectors will establish themselves in the area.

With these projections, Sergio Argüelles González, president and general director of FINSA, expressed his commitment to the municipality.

“This development reaffirms our commitment to promoting García as a strategic location in Nuevo León’s industrial corridor,” he emphasized.

With this investment, FINSA adds its seventh industrial park in Nuevo León, reaching more than 740 hectares in the Monterrey metropolitan area.

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El cargo FINSA is committed to sustainable development in Nuevo León with a new industrial park. apareció primero en T21.

The Guadalajara Metropolitan Area (ZMG) is experiencing significant growth in the industrial sector  and, according to the third quarter (Q3) 2024 report presented by CBRE Mexico , companies occupied a greater number of spaces in industrial parks, especially in the El Salto area , which stands out as the most active area for activities such as storage, product distribution and e-commerce. 

The report also highlights that the demand for these spaces is growing so much that it is no longer easy to find large available plots of land . 

For this reason, several companies are reserving buildings that are still under construction, ensuring that they will have space for their operations once the work is completed. 

Currently, there are seven projects under development in the region , which will add more than 220 thousand square meters (m2) of industrial space by the end of 2024. 

The total amount of industrial space available in the ZMG reached 4.93 million m2 , with a significant increase in new developments. 

However, most of these spaces are already occupied or reserved, leaving a very low availability of just 2.9 percent. 

Furthermore, the state of Jalisco continues to be one of the main destinations for foreign investment in Mexico .

During the first half of 2024, more than 893 million dollars (mdd) were attracted , highlighting sectors such as food and beverage manufacturing, as well as the pharmaceutical industry. 

With a strategic location and a constantly expanding market, Guadalajara continues to establish itself as a key point for companies seeking to grow in Mexico and serve both national and international markets. 

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El cargo Industrial Parks in Guadalajara Expand Amid High Logistic Demand apareció primero en T21.

In this regard, 1.7 million square meters were accumulated. This behavior responds to the sustained interest of global companies in relocating operations to Mexico to optimize costs and strengthen supply chains . 

Among cities or regions, Monterrey led the activity in the country from January to September of this year , while the states on the northern border concentrated 67% of the spaces sold, due to their strategic location and connectivity with the United States. 

In terms of sectors, the automotive sector stood out with 38% of total demand , becoming the main driver of growth. This sector was key both in expansions and in the arrival of new companies to the national market. 

Another relevant fact in the report is the 32% annual increase in Mexican exports of high-tech products to the United States. This performance consolidated Mexico as the second largest exporter in strategic sectors such as biotechnology, optoelectronics and aerospace, only behind China. 

Overall, nearshoring activity accounted for 35% of the total gross absorption of the industrial market at the end of the third quarter. The results suggest Mexico’s role as a key destination for industrial investment and the relocation of production chains to North America. 

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El cargo Nearshoring drives demand for industrial spaces in Mexico. apareció primero en T21.

The booming growth of the industrial real estate market in northern Mexico, driven by the relocation of production lines (nearshoring) , has led sectors such as diverse manufacturing and the automotive industry to seek to establish themselves in Saltillo, Coahuila, and Ciudad Juárez, Chihuahua.

According to a statement from CBRE , a consultancy in office and industrial real estate spaces, in the metropolitan area of ​​Saltillo, these industries added more than 92 thousand square meters (m2 ⁾ of gross absorption or commercialized spaces during the second quarter of 2024 .

The continued demand for space, as well as the delivery of pre-leased buildings, brought the quarterly net absorption to 134 thousand m2 ^, with the half-yearly accumulation reaching 300 thousand m2 ^. The Ramos Arizpe submarket remains the most dynamic in the city, concentrating 60% of the demand during the first half of the year .

The Saltillo industrial market ended the first half of the year with an inventory of 4.69 million m2 ^and the new supply accumulated more than 292 thousand m2 ^during the first half of 2024. Of the total new spaces delivered, only 10 thousand m2 ^were integrated into the available inventory.

At the end of the second quarter of the year, Saltillo’s inventory registered an increase of 125 thousand m2 ^, closing with 4.7 million m2 and an annual increase of 12.6 percent. The Ramos Arizpe industrial corridor continues to dominate the market, as it represents 66% of the total existing inventory, 82% of the new supply delivered and 56% of the current construction activity.

These figures have been driven by the creation of new formal jobs at the end of May, which in Coahuila was 21 thousand positions, according to the Mexican Social Security Institute (IMSS) , which has placed this state in sixth place nationwide in this matter.

Another indicator is the increase in Foreign Direct Investment (FDI), which totaled more than 921.4 million dollars (mdd) in 2023 in various projects, according to the Ministry of Economy. This amount represented 2.6% of the national total, as well as an annual increase of 5.6 percent.

Diverse manufacturing is positioned as the industrial sector with the highest demand in Saltillo and its metropolitan area at the end of the second quarter of 2024; it was followed by the automotive manufacturing sector with an additional 36 thousand m² of demand.

Regarding the country of origin of these investments, the United States (43%), Canada (20%) and China (19%) lead in gross demand.

Demand for industrial parks in Ciudad Juárez on the rise

Demand for such spaces has also grown in Ciudad Juárez; in the second quarter of 2024 alone, it closed with 15,000 m² of net absorption and accumulated so far this year of 226,700 m², which meant the second largest mid-year net absorption ever recorded.

In the same quarter of this year, it closed with 445 thousand square meters of space under construction, of which 315 thousand m² are speculative.

Completed projects accounted for the majority of absorption in the reference period, although while new vacant inventory has been delivered and more space is being built, the market remained tight as most leasing is occurring within new construction .

There is limited second-generation space available and activity outside of renovations is minimal, plus there are 31 speculative buildings available or under construction across the city.

Industrial demand for market space is in the size range of 3,700 m2 ^to 28,000 m2 ^, and electronics and electrical and medical equipment manufacturing are almost 50% of the demand, driven by nearshoring .

To foster dialogue on the opportunities presented by nearshoring , Grupo T21 will organize the Transportation and Logistics Meeting (ETYL) on October 9 and 10 in Nuevo León. With the central theme “Maximizing logistics opportunities with nearshoring ,” this event will bring together important industry leaders in Mexico.

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El cargo Demand for Industrial Parks Grows Due to Nearshoring in Coahuila and Chihuahua apareció primero en T21.