(Updated on March 31, 2025)
If you’ve been contacted by Verizon Wireless about signing a Verizon cell tower lease to put a cell tower or antenna on your property—or if you’re already leasing space to them—you’re likely wondering what your lease is really worth. The answer? It could be worth a lot—but only if you negotiate wisely.
With a market cap exceeding $190 billion, Verizon Wireless (NYSE: VZ) is one of the most dominant forces in the telecommunications industry. As one of the “Big Three” U.S. wireless carriers, Verizon’s financial strength makes them a creditworthy tenant. But that strength is also part of the challenge: Verizon’s real estate teams are seasoned professionals whose job is to get the best possible lease terms for Verizon—not for you.
This blog post breaks down what makes Verizon cell tower leases valuable, the common traps to avoid, and how to ensure you’re getting fair market rent and favorable terms. Whether you’ve been approached for a new lease, are renegotiating an existing agreement, or are considering a lease buyout, understanding your position is key.
Why Verizon Cell Tower Leases Are So Valuable
Verizon’s Network Stability = Long-Term Revenue
Verizon Wireless operates one of the most reliable and expansive mobile networks in the U.S., frequently earning top marks from industry evaluators like RootMetrics. Their infrastructure investments are long-term, making it unlikely they’ll vacate a well-performing site any time soon. That stability can translate into decades of passive income for property owners—if the lease is negotiated properly.
High Demand Means Higher Rents
Verizon is known to pay some of the highest cell tower lease rates in the industry—when landlords negotiate well. They often target prime locations on commercial rooftops, rural farmlands, industrial zones, and retail centers to improve their coverage and capacity. If your property is in a strategic area, Verizon likely sees it as a high-value asset. That means you have leverage—but only if you understand your rights and options.
1. Capture Rent from Verizon’s Expansion Projects
Verizon is constantly expanding its network. From adding antennas to rooftops to installing backup power generators, they are always evolving their infrastructure to meet demand and comply with federal regulations—like post-Katrina requirements for emergency power.
However, Verizon doesn’t always disclose the full scope of their expansion plans upfront. In many cases, their real estate agents present plans as minor modifications requiring “landlord consent,” when in reality, it’s an expansion of the leased area.
If the leased footprint increases, you are entitled to more rent. We’ve seen scenarios where Verizon had been using additional space for years without paying for it. When caught, they owed back rent and had to renegotiate lease terms.
Pro tip: Always have a cell tower lease expert review Verizon’s site plans before giving consent. These plans present a time-sensitive opportunity to renegotiate the lease, demand one-time payments, or secure higher monthly rent.
2. Focus on Today’s Lease Economics, Not Future Promises
A common tactic by Verizon’s agents is to dangle future income opportunities—like “potential co-locations”—to convince landlords to accept lower rent today. Unfortunately, these promises rarely materialize.
Let’s look at the numbers: Crown Castle, the largest U.S. cell tower owner with 40,000+ towers, averages just 2.2 tenants per tower. That means many towers have only one tenant—and some have none beyond the primary. The odds that Verizon will add more tenants to your tower? Very low.
So don’t bank on speculative future revenue. Instead, focus on:
- Monthly rent: What are they offering you today?
- Rent escalator: Does it increase annually or every five years?
- Lease term: How long is the lease, and how are renewals structured?
Lock in the best deal now. Future revenue is just that—future, and often never arrives.
3. Always Require a One-Time Signing Fee
When you sign a Verizon cell tower lease, rent typically doesn’t start until the site is built and operational. But you’ve likely spent time (and possibly money) reviewing contracts, plans, and legal documents. Shouldn’t you be compensated?
Yes, you should.
It’s standard in the industry to request a one-time signing bonus—a payment within 30 days of lease execution. This fee compensates you for your time and potential disruption, and it puts you on even footing as the lease process moves forward.
How much should you ask for? That depends on location, market demand, and project scope—but a cell tower lease consultant can guide you to the maximum amount Verizon is likely to accept.
4. Tackle Verizon’s 36-Provision Lease Agreement with Caution
Verizon’s lease template is one of the most complex and tenant-friendly contracts in the industry. With over 36 provisions, the lease is designed to protect Verizon’s interests—not yours.
Watch out for these dangerous clauses:
Annual Termination Clause
Verizon often includes a clause allowing them to terminate the lease every year with just 90 days’ notice. Meanwhile, you’re expected to commit to the lease for up to 25 years.
Unfair? Absolutely. Remove or limit this clause to protect your revenue stream.
One-Sided Renewal Terms
Many leases automatically renew for multiple 5-year periods unless you proactively terminate it—often 25+ years down the road. If you forget (or the property sells), Verizon keeps the lease going at the same rent, depriving you of an opportunity to renegotiate.
5. Say NO to the Right of First Refusal (ROFR)
Verizon often insists on a Right of First Refusal (ROFR), which allows them to match any offer you receive if you decide to sell your lease rights or the underlying property.
At first glance, it seems harmless. But in reality, ROFR provisions can significantly reduce your bargaining power if you ever want to sell the lease for a lump-sum payment.
Why? Buyers are less likely to bring you their best offer knowing Verizon could just swoop in and match it—without doing any work.
This leads to fewer offers and lower valuations. If you’re considering a cell tower lease buyout, make sure a ROFR clause doesn’t stand in your way.
6. Delete Verizon’s Sneaky “Automatic Extension” Clause
Hidden in many Verizon lease agreements is an “additional extensions” clause that automatically renews the lease every five years—forever—unless either party gives 90 days’ notice.
Here’s the problem: you won’t remember to terminate it 25 years from now. And if the property is sold, the new owner likely won’t either. Verizon is banking on that—and locking in below-market rent for decades.
This clause must be deleted. You deserve the opportunity to renegotiate terms at the end of the original lease, not have it automatically extended on outdated terms.
7. Plan for Redevelopment and Temporary Relocation
Your needs may change in the next 20–30 years. You may want to redevelop your property, re-roof your building, or sell it. What happens to the Verizon equipment in those scenarios?
Without the right lease language, Verizon could demand tens of thousands of dollars just to move temporarily. We’ve seen landlords quoted $55,000 just to re-roof a building beneath a Verizon site.
Always include provisions that allow for:
- Temporary relocation of Verizon’s equipment
- Future redevelopment or demolition
- Clear responsibilities and cost-sharing
Future-proof your lease so you maintain control of your property.
Bonus Tip: Consult With a Cell Tower Lease Expert
The biggest mistake property owners make with Verizon cell tower leases? Going it alone.
Verizon’s agents are not your allies. Their job is to secure the lowest rent and most favorable terms for Verizon. If you’re not familiar with lease norms, valuation metrics, and legal loopholes, you could be leaving tens or hundreds of thousands of dollars on the table.
By hiring a professional cell tower lease consultant like Airwave Advisors, you level the playing field. We help landlords:
- Negotiate the highest Verizon lease rates
- Eliminate harmful clauses
- Maximize signing bonuses and escalation terms
- Protect property rights for decades to come
Conclusion: Don’t Be Outplayed by the 800-Pound Gorilla
Verizon is a giant in the wireless industry—but that doesn’t mean they should dominate your lease negotiations.
Understanding the value of your Verizon cell tower lease is the first step in protecting your long-term financial interest. With the right guidance and strategy, you can turn Verizon’s presence on your property into a secure, high-yielding investment.
Ready to Review Your Verizon Lease?
Let us help you secure the best terms and highest rent. Contact Airwave Advisors today at (888) 443-5101 or visit www.AirwaveAdvisors.com to schedule your free consultation.
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About Nick G. Foster
Since founding Airwave Advisors® in 2014, Mr. Foster has added value to over 400 clients ranging from the State of Nevada, City of Beverly Hills, to Habitat For Humanity. Mr. Foster focuses on cell tower lease renewals, buyouts, new lease negotiation, and cell site lease management. Prior to starting Airwave Advisors® Mr. Foster founded and led the Cell Site Services Group within nationwide commercial real estate services leader Cassidy Turley (now known as Cushman & Wakefield).
I want to know. How do I get a lease agreement for the land that they are proposing to lease from us? Where do I submit an application? How long does it take for the tech to make a design agreement and delivery?
Please check out our article, “How Do I Get A Cell Tower”
We (I am asking for my parents) have an existing lease that we started years ago. It expires in 2042. It is pretty much the standard contract as Verizon when we did not know any better. The tower owner is putting Dish network on the tower. We have to get an easement for them. Can we get any more rent?
The answer depends on what your lease says and where they want to put the proposed easement on your property. We would have to review all the documents to give you a more informed answer.
I have 16acr of land in Hughes county Oklahoma and I was wondering what you can do to help me put cell towers on my property
Typically cell tower lease agreements can only be re-negotiated when they are up for renewal (when the lease is finally expiring).
Would you advise purchasing an old tower that has current First Right of Refusal language in it already? what’s your experience on negotiating better terms and rates on older existing towers?
Hi Michael,
Typically if the cell tower lease has a ROFR, it is unlikely a buyer who does not hold the ROFR will be able to purchase the lease. Older leases that are up for renewal can easily be capitalized on with more favorable rates for the landlord. If you need assistance, please give us a call.
All the best,
Nick G. Foster
Do building owner of large apartment building in nyc have any duty to tenants before installing huge bank of Verizon antennas?
Your question is a bit unclear, if by duty you mean notifying tenants, or if you are implying some further obligation from the landlord. It is best to seek real estate legal counsel in the State of New York to get clearer direction to your question.
I own a 5-unit multifamily bldg. How does one check for antenna towers already in the area of a property we own? I would be interested in leasing to a wireless provider in order to increase cash flow.
Hi Cisco, we do not bring cell towers to properties. We have an article that may help in connecting you to cell tower companies. Check out “How Do I Get A Cell Tower?”.
My husband an I have moved to this rural area a little over 2 years ago. We have had Verizon for at least 20 years an have been please with this carrier. NOW since this move across the state we have horrible service. We have contacted Verizon concerning this an there is not a tower close enough to give us a good signal. We also filled out the info concerning putting as tower on our property. We have the space for a tower but have not heard any replies. So we wait……ANY suggestions. Thanks!
Hi Susan,
Thank you for reaching out. Unfortunately you just have to wait and see if they reach out to you.
All the best,
Nick G. Foster
I have some land where you can put a tower on. I have always used Verizon, but I had to go to AT&T because Verizon has no service out here. If there was a tower out here, everyone on this road would go back to Verizon.
Hi Glenda, we do not bring cell towers to properties. We have an article that may help in connecting you to cell tower companies. Check out “How Do I Get A Cell Tower?”.
Hi Nick,
My family is interested in purchasing a campground however, there is a large cell phone tower on the property. the current owners leased to the cell phone company for 99 years and received a one-time lump payment. We want the RV park, but fear that they will be bringing in 5G and want no part of that!
Hi Dab,
It sounds like your family should either pass on purchasing the campground, or if they purchase the campground they are going to have to live with the cell tower and whatever technology the owners of the tower decide to deploy on the tower. As the property owner it will be highly unlikely you will have any say on how that cell tower operates. If your family doesn’t like the cell tower and the fact you guys will have no control of the tower, you may want to pass on the deal.
All the best,
Nick G. Foster
Will Verizon work through another company to lease land directly from. a land owner or does the land owner have to make the initial inquiry? I have been approached by a company who claims to be working with Verizon. Wants to take pics of my property to see if it would be a possibility. Maybe this could be a scam??
Hi Leola,
Typically Verizon hires real estate representatives, also known as Site Acquisition Agents. Verizon rarely contacts property owners directly, typically they go through a third-party to try and secure a lease on a piece of property. If you ever feel uncomfortable with the person who claims they work for Verizon, request a “Letter of Authorization” signed by Verizon that states that person is authorized to conduct work on their behalf.
Feel free to call me with any follow up questions.
All the best,
Nick G. Foster
Hi. Many residents here in Lincoln county,Mo. Have very poor service. I was interested in seeing about having a tower put on our farm. We sit on one of the tallest peeks in Lincoln County, Missouri.
Hi Ken, we do not bring cell towers to properties. We have an article that may help in connecting you to cell tower companies. Check out “How Do I Get A Cell Tower?”.
I have some land in Ocoee Tn. Up on the Mountain and it’s close to Georgia and North Carolina as well as East Tennessee but that entire area is a tourist attraction for kayaking and the Olympics for kayaking was held only miles from my land on Bakers Creek Rd and service is horrible around these areas and I have Verizon myself and can’t get any service through that area most of the time, so I believe it would be a great spot for a cellular tower. Please let me know what I should do now? Greg Thanks
Hi Greg, please check out our article “How Do I Get A Cell Tower“
I have property I want to lease. Who’s the best person to contact to see if they’re interested?
Please check out our article “How Do I Get A Cell Tower“
We are still waiting for our lease to be sogned on their part.. we signed own the property since may 18 its been 2 months and they still havent signed it.. there box is on our property any way to speed it up since they have not paid us any rent since we have signed?
Hi Thomas,
You can mail a written complaint to Verizon to the address in the notice provision of your agreement. This is why we always have the tenant sign first – never the landlord. Too often do we see tenants holding onto signed contracts for extended periods of time, not counter signing until they are ready.
All the best,
Nick G. Foster
We have an existing lease agreement with AMerican Tower that expires in 2025. We have been in discussions to renew since 2016. Our attorney has reviewed the agreement but would like a second opinion as I am not comfortable with the language they have added and changed.
What are your services and fees to review?
Hi Jane,
Thank you for comment. It is not unusual for landlords to spend years discussing renewing cell tower leases with cell tower companies. If you would like a second opinion regarding your renewal, please give me a call at (858) 216-2649.
All the best,
Nick G. Foster
Hi I Am from Troy, SC and we desperately need a Verizon tower here. I am greatful Verizon chose this area to place one. However they chose an individual over the town and I am confused because we as the town understood the town would come first before an individual. The spot that the town had was the perfect location. Already had access to the tower and ground level is higher. We are disheartened to lose this being our fire department would gain so much from the lease as well as other important matters for the town. Thank you again for choosing our area.
Hi Lisa,
Please check-out our article “Cell Tower Locations | 5 Things You Need To Know“. We think you may find the article of value.
All the best,
Nick G. Foster
I have 40 acres that would be a good fit for a cell tower in this area. There is one tower several miles from my land on the east side and I believe there is one about 5 miles or more to the west. This is a growing area of commuters to jobs in the city. But cell service can at times not work smoothly.
Hi Marie,
You may find the following article of value “How Do I Get A Cell Tower?“.
Airwave Advisors
Verizon came into my small community a couple of years ago and tried to negotiate a cell tower site unsuccessfully. I own a property satisfying the criteria for a tower site about 2 miles from where the attempt was made. please contact me if you are interested.. thank you tom Anderson 208 634 8056