Introduction to Cell Site Insights The Cell Site Insights podcast is hosted by Cell Site Appraiser (CSA), a wireless consulting firm specializing in appraising, negotiating, and managing cell tower leases. With over 30 years of experience, CSA’s mission is to help landlords increase cell tower value while protecting their property rights. Their core belief is that knowledge is power.

The Critical Situation: Verizon's Relocation Program Verizon Communications has launched an aggressive "high-rent relocation program" specifically targeting American Tower sites.

• The Financial Stakes: Verizon is American Tower’s largest tenant, paying approximately $341 million annually, which represents 27% of their total U.S. leasing revenue.
• The Timeline: Peak relocation activity is expected during 2026 and early 2027, just before the master lease agreement expires in 2027.
• The Impact: If Verizon leaves, landlords face a high probability of equipment removal, ground rent reductions, or lease termination.

Case Study: The Kimball, Minnesota Relocation A real-world example in Kimball demonstrates the permanent nature of these moves. Both Verizon and AT&T abandoned an American Tower site they had used for 15 years to move to a nearby Tillman Infrastructure tower. The carriers cited American Tower’s costs as being "triple the cost" of alternatives. The original site became a "stranded asset" with zero tenant revenue.

5 Warning Signs Your Tower is Targeted

1. High Ground Rent: Your monthly rent exceeds $8,000–$10,000.
2. Tenant Dependency: Verizon is the sole tenant or one of only two tenants.
3. Competition Nearby: Competing towers (SBA, Vertical Bridge, Tillman) exist within 1–2 miles.
4. Master Lease Language: Your lease references "master lease agreement" or "all-inclusive pricing," which carriers find cost-prohibitive.
5. Limited Capacity: The tower lacks space for additional tenants, making it less attractive for American Tower to defend.

Strategic Protection Steps for 2026

• Conduct a Lease Audit: Check for "naked tower" risks and identify how much notice American Tower must give to terminate (often only 30-90 days).
• Pursue Colocation: Immediately attempt to add carriers like T-Mobile or AT&T to ensure tower viability if Verizon departs.
• Demand Lease Amendments: Use any request for site modifications as leverage to negotiate for extended termination notice (180+ days) and equipment removal bonds ($100,000+).
• Evaluate Buyout Options: While Verizon is still on the tower, buyout values are maximized (typically 12-15x annual ground rent). Once they leave, value plummets.

Negotiation Tactics

• Data-Driven Approach: Use estimated revenue data to show that your rent is a small percentage of what American Tower earns from your property.
• Verizon Leverage: Explicitly mention the relocation program during negotiations to demand protective amendments.
• Professional Representation: Engage specialists to handle negotiations, as tower companies use professional real estate teams.

Final Word The relationship between carriers and tower companies has fundamentally changed. Carriers are no longer locked into legacy sites and will relocate if the economics justify it. Landlords who take action in 2026 will maximize their leverage, while those who wait until 2027-2028 will negotiate from a position of weakness.

Contact Information For more information or a consultation, visit cellsiteappraiser.com or call 213-986-7620. DO NOT AGREE TO SIGN anything without CSA on your side.

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