Host: Cell Site Appraiser (CSA) Release Date: January 31, 2026 Episode Summary: Join the experts from Cell Site Appraiser as they analyze the most significant wireless industry developments from January 2026. This episode provides actionable insights for cell tower landlords to protect their property rights and maximize lease value in a rapidly shifting market.

• The DISH Wireless Collapse & $3.5B Default: Crown Castle has terminated its agreement with DISH Wireless following a massive default. With DISH effectively exiting the mobile network business, the industry has shrunk from four major carriers to three, reducing future colocation opportunities for landlords.
• Verizon’s $7.7 Million Environmental Settlement: California regulators have penalized Verizon for widespread hazardous material violations. Landlords, especially those in California, should review their leases to ensure carriers are held responsible for full environmental compliance to avoid personal liability.
• T-Mobile’s 4G LTE Phase-Out: Starting January 1, 2026, T-Mobile began retiring 4G LTE to favor 5G Standalone (5G SA) technology. This transition creates immediate leverage for landlords to negotiate supplemental lease revenue for equipment upgrades.
• Satellite Cellular Service & Rural Threats: AT&T and AST SpaceMobile are launching satellite-based service in 2026. While urban towers remain essential, this represents a long-term competitive threat to single-tenant rural sites.
• FCC Auction 113 (Upper C-Band): Bidding for new 5G/6G spectrum opens in June 2026. This will trigger a rush for equipment upgrades, offering landlords a 6–12 month window to negotiate higher rent before new antennas are installed.
• 2026 Lease Rate Trends: New ground lease offers are softening ($500–$900/month), but renewal rates remain strong ($1,000–$6,000/month). Do not let tower companies pressure you into "new lease" pricing for an existing, proven site.

1. Audit Your Lease Immediately: Identify your termination notice periods (aim for 180+ days) and renewal dates.
2. Negotiate Before Upgrades: If a carrier requests a site modification for 5G or C-Band, require a written lease amendment and supplemental payment before work begins.
3. Fight for Better Escalators: With economic uncertainty, demand CPI-based escalators or a minimum of 3% fixed annual increases rather than the industry-standard 2%.
4. Avoid Long-Term Buyouts: Be wary of lump-sum prepaid offers; they are often financially inferior to 20+ years of escalating monthly rent.

CSA is a wireless consulting firm with over 30 years of combined experience working exclusively for cell site landlords. Since 2017, they have secured over $10 million in value for property owners across the U.S.. CSA’s mission is to balance the scale between what tower companies know and what landlords need to know.

"Knowledge is Power—When you know more, you get more."

Contact Information:

• Website: cellsiteappraiser.com
• Phone: 213-986-7620
• Service: Free information and insights for landlords.

Disclaimer: Information regarding DISH spectrum sales and Verizon settlements is based on the provided source material dated January 2026.

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The Cell Site Insights: Maximizing Your California Cell Tower Lease

Episode Overview In this episode, we dive deep into the complexities of California cell site lease rates and how property owners can ensure they are receiving fair market value. Hosted by Cell Site Appraiser (CSA), a firm with over 30 years of combined experience, we reveal the secrets tower companies don't want you to know. Whether you have a massive tower in Los Angeles or a small setup in a rural area, this episode provides the roadmap to increasing your cell tower value.

Key Topics Covered

• The Caltrans System: Learn how the California Department of Transportation (Caltrans) established a special system to determine fair market value for cell sites across state and local government properties.
• Location Matters: Rent is determined by three specific zones:
• Prime Urban: The 9 largest metro areas, including Los Angeles, San Diego, and San Francisco.
• Urban: Cities with 50,000 or more people.
• Rural: All other areas, including small towns and farmland.
• Identifying Your Site Type: We break down the three main types of cell towers:
• Macrocell: The largest, with 9–16 antennas and a 500–2,500 sq. ft. footprint.
• Microcell: The middle size, featuring 4–8 antennas.
• Minicell: The smallest setup, with 1–3 antennas.
• 2026 Projected Rates: We discuss the specific monthly rates you should expect in 2026, such as $6,343 for a Prime Urban Macrocell or $2,147 for a Rural Minicell.
• The 3% Escalation: If your lease doesn't include a 3% yearly rent increase, you are losing money every year.
• Triple Net Leases: Why you should pay zero expenses for maintenance, utilities, or insurance.

Actionable Insights for Landlords

1. Count your antennas and measure your equipment space to identify your site type.
2. Compare your current rent to the California fair market rates provided in this episode.
3. Review for hidden revenue, such as payments for extra antennas or colocation by multiple companies.

How CSA Can Help Since 2017, CSA has secured over $10 million in value for landlords across the U.S.. Through their Cell Site Optimization (CSO) Plan, they offer:

• Free lease reviews to find "hidden money".
• Negotiation expertise to secure better terms and guaranteed rent.
• A performance-based structure: you pay a one-time retainer and only share additional payments CSA finds for you.

Quotes from the Episode

Connect with Cell Site Appraiser

• Website: cellsiteappraiser.com
• Phone: 213-986-7620
• Mission: To help property owners balance the scale between what tower companies know and what landlords need to know.

Understanding the Tiers Think of California’s zoning system like sizing up cities: Prime Urban is like the "Extra Large" metropolitan hubs, Urban covers the "Medium" sized cities, and Rural encompasses everything else. Matching your site type to these zones is the first step in ensuring your lease isn't stuck in the past.

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The Cell Site Insights: Verizon’s $7.7 Million Wake-Up Call for Landlords

In this episode, we break down one of the most significant environmental enforcement actions in the wireless industry. Between January 2–9, 2026, Verizon Wireless agreed to pay $7.7 million to resolve a statewide civil enforcement action regarding systematic hazardous materials violations at hundreds of cell tower sites across Southern California.

The Settlement Breakdown The investigation, led by a coalition of eight district attorney offices, revealed patterns of non-compliance dating back to January 2019. The settlement includes:

• $7,125,000 in civil penalties.
• $375,000 for Supplemental Environmental Projects.
• $200,000 in investigative costs.

The Five Categories of Violations Prosecutors identified a pattern of deliberate non-compliance rather than innocent clerical errors. The violations include:

1. Failure to submit accurate Hazardous Materials Business Plans (HMBPs): Verizon systematically failed to report the quantities and locations of hazardous materials like lead-acid batteries and diesel fuel.
2. Missing Onsite Documentation: Law requires HMBP copies to be onsite so first responders know how to handle emergencies like battery acid spills or fuel leaks.
3. Inadequate Employee Training: Technicians often lacked the training required to handle hazardous releases.
4. Refusal of Inspections: Troublingly, Verizon denied entry to environmental inspectors at multiple sites.
5. Unpaid Permit Fees: Verizon failed to pay required fees that support local oversight programs.

Why This Is Your Problem Many landlords believe these violations are solely the tenant's responsibility, but federal (CERCLA) and state laws impose "strict liability" on property owners. This means you can be held responsible for cleanup costs and penalties even if you had no knowledge of the violations.

• Safety Risk: Without proper reporting, first responders are "flying blind" during fires or natural disasters on your property.
• Financial Risk: Soil remediation can cost between $50,000 and $500,000+, and groundwater cleanup can exceed $1 million.
• Property Stigma: Contamination can make your property impossible to sell or refinance.

Immediate Action Plan for Landlords The sources suggest landlords take a proactive stance immediately:

• Step 1: Send a written request to your tenant for their current HMBP, proof of permit fee payments, and employee training records within 30 days.
• Step 2: Verify filings independently via the California Environmental Reporting System (CERS).
• Step 3: Hire an environmental consultant for a Phase I Environmental Site Assessment (ESA) to support an "innocent landowner" defense.
• Step 4: Review and strengthen lease terms at renewal to include mandatory pollution legal liability insurance and quarterly inspection rights.

About Cell Site Appraiser (CSA) This episode is brought to you by Cell Site Appraiser (CSA), a wireless consulting firm with over 30 years of experience helping landlords increase value and protect their property rights. CSA works exclusively for cell site landlords to balance the scale between tower companies and property owners. Knowledge is power—when you know more, you get more. Visit cellsiteappraiser.com or call 213-986-7620 for more insights.

Analogy for Understanding: Think of a cell tower lease like a vehicle rental. Even if the driver (the carrier) ignores maintenance and causes a massive oil spill on a public road, the authorities often look to the owner of the vehicle (the landlord) to ensure the mess is cleaned up immediately, regardless of who was behind the wheel.

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