Mike Warner

Background

About Mike Warner

I help industrial tenants across North America navigate lease renewals, relocations, warehouse expansions, and site selection with one goal:Make sure the tenant controls the deal, not the landlord.I got pulled deeper into tenant representation after watching a strong industrial company get hammered on a renewal, not because they were inexperienced, but because they started too late and had no leverage.They were busy running the business.The landlord was running the process.That experience shaped how I work today.Industrial real estate decisions aren’t just “find a building” or “sign a lease.” They are business-critical moves that impact:· occupancy cost· operational flexibility· supply chain efficiency· risk and long-term growthWhether you’re:· Facing an upcoming industrial lease renewal· Relocating because your facility no longer fits· Leasing a new warehouse or distribution center for expansion· Consolidating locations across markets· Subleasing space you no longer need — or using sublease space to stay flexibleMy core belief is simple:Options create leverage.If a tenant doesn’t have credible alternatives — a real Plan B, market comps, timing, and strategy — the landlord sets the rules.My job is to be the guide who builds those options early and makes the path clear through:· proactive timelines (ideally 12–24 months out)· real-time market intelligence and landlord strategy· scenario modeling (stay vs. move vs. sublease vs. reconfigure)· full-package negotiations (not just rent, but terms, flexibility, and risk)· industrial site selection aligned with operations and growthThe goal is straightforward:Your space should support the business, and you should be in control of the process, not reacting to it.Our team also uses AI and automation to accelerate market analysis, improve decision-making, and deliver better outcomes for industrial tenants.If your lease expires in the next 1–2 years, the best time to start is now.