Cold / base shell
- Livio Cloud delivers
- Envelope only: slab, walls, roof, utility stub to property line.
- Tenant delivers
- All MEP, white-space fit-out, racks, and IT.
CloudNNN lease · Rack-ready white space · Bring your own racks
Your GPUs have somewhere to land.
Fully rack-ready AI data center white space on a long-term triple-net (NNN) lease — rack-ready in about six months for most projects, even at 50 MW; larger campuses (100 MW to 1 GW+) run nine to twelve months. Power and liquid cooling delivered to every rack position. You bring the racks and IT; we deliver everything up to the busway tap-off.
Choose your path
Landowners and brokersSubmit land or a powered site
Share acreage, site control, power, fiber, and documents so Livio Cloud can review the opportunity.
Start land submissionOfftakersRequest rack-ready AI capacityCreate a secure buyer account, sign the light MNDA, and submit region, MW, rack, cooling, and timing needs.
Start capacity request~6 moRack-ready in about six months for most projects — even 50 MW — from notice to proceed (NTP)
N+1Tier 3 N+1 concurrently maintainable, liquid-cooled, NVIDIA reference densities — 2N available
DLCClosed-loop liquid cooling delivered to a facility-side quick-disconnect at every rack position
NNNTriple-net lease — you control opex, we carry delivery
Why rack-ready space is the bottleneck
The capacity math is unforgiving.
- 1.4% — North American colo vacancy at year-end 2025 (JLL) — Northern Virginia hit 0.3% in Q1 2026
- ~92% — Share of capacity under construction that is already pre-committed (CBRE)
- 6–12 mo — Rack-ready in ~6 months for most projects (including 50 MW); 9–12 months at 100 MW to 1 GW+ scale
- NNN — The lease structure hyperscalers already standardized for third-party capacity
The product
From GPU allocation to power-on, without building a data center company.
Livio Cloud is vertically integrated: we source powered land, engineer the campus with the Livio Grid design engine, erect it with the Livio Smart Shell building system, and deliver it turnkey through our EPC practice. One counterparty, one lease.
Livio Cloud is not raw land, a base building, or a utility-only building. It is a turnkey rack-ready data center delivery offering: Livio designs, prices, builds, commissions, and leases the facility infrastructure that makes tenant rack deployment possible.
The tenant keeps control of platform-specific rack choices, in-rack power and liquid-cooling hardware, IT equipment, software, telecom, and operations. That separation is what lets hyperscalers and GPU cloud operators use their own standards without inheriting facility delivery risk.
Scope tier
Why rack-ready capacity prices differently.
Powered shell (lower-scope comparison)
- Livio Cloud delivers
- Shell plus utility power to the building and space for fit-out.
- Tenant delivers
- UPS, busway, cooling distribution, containment, fire, racks, and IT.
Livio Cloud rack-ready white space
- Livio Cloud delivers
- Conditioned hall fitted to each rack position: busway tap-offs, facility-side coolant quick-disconnects, containment, fire, BMS/DCIM, and security.
- Tenant delivers
- Own racks, in-rack PDUs, power whips, in-rack manifolds, rack-side couplers, and IT.
Rack-ready scope is why the rent is different — and why your rack deployment date is a lease commitment, not a construction hope. Detailed economics come with your term sheet.
Contract boundary
The demarcation is the rack position.
Livio Cloud scopeFacility infrastructure
Power and cooling are delivered to each rack position.
Electrical boundaryBusway tap-off plug
Cooling boundaryFacility-side coolant quick-disconnect
Tenant scopeRack systems and IT
Racks roll in and connect to the facility-side interfaces.
Everything on the facility side is Livio's scope, delivered and commissioned. Everything past the tap-off and quick-disconnect is yours.
Livio Cloud vs tenant
Livio provides the facility. Tenant provides racks and IT.
Livio Cloud delivers
- Land, civil, foundations, slab, and Livio Smart Shell
- Utility service path, MV/LV distribution, UPS, BESS, switchgear, and ATS
- Overhead busway with tap-off plugs at each rack position
- Closed-loop cooling plant, CDUs, pumps, headers, and facility-side coolant quick-disconnects
- Containment overstructure, MEP supports, structured-cabling pathways, fire/life safety, BMS/DCIM, access control, CCTV, and commissioning
Tenant delivers
- Supermicro, NVIDIA reference, or other tenant-selected rack systems
- In-rack PDUs, rack power whips, in-rack DLC manifolds, and rack-side quick-disconnect couplers
- Servers, GPUs, networking switches, storage, operating systems, software, and IT network spine
- Data and telecom connectivity, IT operations / NOC staff, IT-equipment insurance, and business personal property tax
- All electricity under the NNN pass-through tariff plus administrative fee
Built for the buyers behind the GPU boom
Capacity that preserves tenant rack standards.
- Enterprises and sovereign AI programs with GPU allocations and no data center organization can lease the facility instead of standing up a build program.
- Hyperscaler teams can keep approved rack vendors and internal IT standards while outsourcing the facility delivery path.
- GPU cloud operators can reserve physical capacity before cluster sales without building a new EPC organization.
- AI labs can bring NVIDIA or Supermicro rack platforms into a commissioned white space instead of owning MEP risk.
- Capital partners can underwrite facility CapEx cleanly because tenant rack and IT scope is separated from facility scope.
What customers configure
From rack plan to lease-ready economics.
Target IT capacity and phase count
Reliability tier and cooling type
Rack density, rack count, and rack-position schedule
Location-driven power, climate, and delivery assumptions
Turnkey scope summary, demarcation diagram, indicative $/kW rent, and Livio Grid delivery schedule
Livio Grid designs and prices what Livio Cloud delivers and operates. Rack count and rack density inform the facility interfaces; tenant rack systems and in-rack hardware remain by-others and outside facility CapEx.
Common questions
What Livio Cloud is — and isn't.
Is this a GPU cloud?
No. Livio Cloud is real estate: fully rack-ready white space on a long-term NNN lease. You own and operate your hardware; we deliver and own the facility. If you're looking to rent GPUs by the hour, we're not that — and we're happy to say so up front.
What does NNN mean for me?
Triple-net: you pay rent plus the facility's operating pass-throughs (utilities, taxes, insurance), which means you control your operating costs directly. Livio carries delivery: the ready-for-service date is committed in the lease.
What's available today?
Capacity is site-specific and offered as each site reaches control and pre-lease stage — we don't market space we don't control. Tell us your MW, region, and timeline and we'll tell you exactly what we can commit to and when.
Who designs and builds it?
Livio does, end to end: the campus is engineered by the Livio Grid design engine, erected with the Livio Smart Shell panelized building system, and delivered by our EPC practice. Single counterparty, single point of accountability.
Do you buy land?
Yes — actively: powered parcels, interconnection queue positions, and entitled sites. If you hold one, start at the landowner page.
Talk to us
Tell us your MW and your date.
One call. We'll tell you what we can commit to, where, and when — and put the ready-for-service date in the lease.
Landowners bring sites. Offtakers bring demand. Livio Cloud matches credible land, power, fiber, financing, and rack-ready facility delivery.
For landownersSubmit a land site
Best for owners, brokers, and developers with land, power evidence, fiber evidence, or site-control documents.
Open land submissionFor offtakersFind rack-ready capacityBest for AI labs, GPU cloud operators, hyperscaler teams, and capital partners looking for deployable capacity.
Open capacity request