High tariffs would significantly impact data center projects, through increased costs, supply chain disruptions and other problems. Reed Smith’s Matthew Houghton, John Simonis and James Doerfler explain how owners and developers can attenuate tariff risks throughout the planning, contract drafting, negotiation, procurement and construction phases. In this podcast, learn about risk allocation and other proactive measures to manage cost and schedule challenges in today’s uncertain regulatory environment.

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Transcript:

Intro: Hello, and welcome to Tech Law Talks, a podcast brought to you by Reed Smith's Emerging Technologies Group. In each episode of this podcast, we will discuss cutting-edge issues on technology, data, and the law. We will provide practical observations on a wide variety of technology and data topics to give you quick and actionable tips to address the issues you are dealing with every day. 

Matt: Hey, everyone. Welcome to this episode of our Data Center series. My name is Matt Houghton, joined today by Jim Doerfler and John Simonis. And in today's episode, we will discuss our perspectives regarding key tariff-related issues impacting data center projects that owners and developers should consider during initial planning, contract drafting, and negotiation and procurement and construction. So a bit about who we have here today. I'm Matt Houghton, counsel at Reed Smith based out of our San Francisco office. I focus on projects and construction-related matters both on the litigation and transaction sides. I was very excited to receive the invitation to moderate this podcast from two of my colleagues and thought leaders at Reed Smith in the area of capital projects, Mr. John Simonis and Mr. Jim Doerfler. And with that, I'm pleased to introduce them. John, why don't you go ahead and give the audience a brief rundown of your background? 

John: Hi, I'm John Simonis. I'm a partner in the Real Estate Group, practicing out of the Orange County, California office. I've been very active in the data center space for many years, going back to the early years of digital realty. Over the years, I've handled a variety of transactions in the data center space, including acquisitions and dispositions, joint ventures and private equity transactions, leasing, and of course, construction and development. While our podcast today is primarily focused on the impacts of tariffs and trade restrictions on data center construction projects, I should note that we are seeing a great deal of focus on tariffs and trade restrictions by private equity and M&A investors. Given the potential impacts on ROIs, it should not be surprising that investors, like owners and developers, are laser-focused on tariffs and tariff uncertainty, both through diligence and risk allocation provisions. This means that sponsors can expect sophisticated investors to carefully diligence and review data center construction contracts and often require changes if they believe the tariff-related provisions are suboptic. Jim? 

Jim: Yes, my name is Jim Doerfler. I'm a partner in our Pittsburgh office. I've been with Reed Smith now for over 25 years and have been focused on the projects and construction space. I would refer to myself as what I would call a bricks and sticks construction lawyer in that I focus on how projects are actually planned and built. I come to that by way of background in the sense that I grew up in a contractor family and I worked for a period of time as a project manager and a corporate officer for a commercial electrical contractor. And data center projects are the types of projects that we would have loved. There are projects that are complex. They have high energy demands. They have expensive equipment and lots of copper and fiber optics. In my practice at Reed Smith, I advise clients on commercial and industrial projects and do both claims and transactional work. And data of projects are sort of the biggest thing that we've seen come down the pipeline in some time. And so we're excited to talk to you about them here today. 

Matt: Excellent. Thank you both. Really glad to be here with both of you. I always enjoy our conversations. I'm pretty sure this is the kind of thing we would be talking about, even if a mic wasn't on. So happy to be here. I want to start briefly with the choice of topic for today's podcast. Obviously, tariffs are at the forefront of construction-based considerations currently here in the U.S., but why are tariffs so important to data center project considerations? 

Jim: So, this is Jim, and what I would say is that Reed Smith is a global law firm, and one of the things that we do in our projects in construction group is we try and survey the marketplace. And data center projects are such a significant part of the growth in the construction industry. In the U.S., for example, when we surveyed the available construction data from the available sources and subject matter experts, what we found is that at least for the past year or two, construction industry growth has been relatively flat aside from data center growth. And when you look at the growth of data centers and the drive for their being built by the growth in AI and other areas, it's really a growth industry for the construction and project space. And so something like tariffs that have the potential to impact those projects are particularly of concern to us. And so we want to make sure for our owner and developer clients and industry friends that we provided our perspectives on how to do these projects right. 

Matt: That makes a lot of sense. So we've sort of set the stage for the discussion today. I think we could go on for hours if we didn't give ourselves some guidelines, but there are really three critical phases of a project that a owner or developer should be thinking about how they're going to address tariffs. And those are the initial planning, the contract drafting and negotiation, and then the procurement and construction phase. Since planning comes first, and of course, of the Titleist podcast is tariff-related considerations when planning a data center project. Let's start with the planning phase and some of the considerations an owner or developer may have at that time. John, what do you see as some of the key portions of the planning process where an owner or developer needs to start addressing tariff-related issues? 

John: Tariffs and trade restrictions are getting a great deal of focus in all construction contracts. Tariffs impact steel and aluminum, rare earth materials. Data centers are big, expensive projects and can be impacted greatly. We're obviously in a period of great uncertainty as it relates to these types of restrictions. So I think in the planning stage, it may be somewhat obvious to say that that may be the most important time to mitigate to the extent possible some of the impacts. I think it starts in the RFP process. The requirements you're going to put on your design team and on your contractor to cooperate, collaborate, to mitigate to the extent possible the impacts of tariffs and particularly increased tariffs. You identify the materials and equipment subject to material tariffs and tariff risk. It increases, particularly those that might increase in the future, and I'd address those as best possible. You expect your team to be proposing potential mitigation measures, such as early release, substitutes, and other value engineering exercises. So that should be a very proactive dialogue. And you should be getting the commitment from the parties early in the RFP process and throughout the planning and pricing stage to cooperate with the owner to mitigate negative impacts, both in terms of cost, timing, and other supply chain issues. Jim, there's also some things we're seeing in the procurement space, and maybe you can address that. 

Jim: Sure. So, you know, as you're going through the RFP phase and sort of anticipating what you would ultimately want to build into your contract and how you're going to procure it, you want to be thinking ahead about procurement-related items. As John indicated, these projects that are big and complicated and that involve significant and expensive equipment. So you want to be thinking about essentially your pre-construction phase and your early release packages, your equipment or your major material items. And you want to be talking with your trade partners in terms of allowing that equipment to get there in a timely fashion and also trying to lock down pricing to mitigate against the risk of tariff-related or generally trade-related disruptions that could affect either price or delivery issues. So you want to be thinking about facilitating deposits for long lead or big ticket material or equipment items. And you want to identify what are those big equipment or material items that could make or break your project and identify the risk associated with those items early on and build that into your planning process. 

John: And there's some difference between different contracting models. If you were looking at a fixed price contract versus a cost plus for the GDP or a cost plus contract, obviously the risk allocation as it relates to tariff and trade restrictions might be handled differently. But generally speaking, we're seeing tariff and trade restriction risk being addressed very specifically in contracts now. So sophisticated owners and contractors are very specifically focusing on provisions that specifically address these risks and how they might be mitigated and allocated. 

Jim: Just to follow up on John's point I mean in theo