INDUSTRIAL REAL ESTATE EXPERTISE
TENANT-ONLY REPRESENTATION FOR INDUSTRIAL COMPANIES— FROM LEASE RENEWALS TO NATIONAL PORTFOLIOS
AN ADVOCATE FOR EVERY INDUSTRIAL REAL ESTATE DECISION
Industrial real estate decisions affect far more than occupancy costs. They impact operations, supply chains, labor and long-term growth—which is why companies can't afford advisors whose primary business is serving landlords.
WHY IT MATTERS WHO REPRESENTS YOU
Most commercial real estate firms earn much of their business from landlords. Hughes Marino represents tenants exclusively, with no landlord representation, competing interests or conflicts of interest
Our recommendations are based solely on what's best for your business. Every engagement is backed by an in-house team of attorneys, construction managers, architects, designers, lease administrators and financial analysts who help evaluate, negotiate and execute your real estate strategy.
You can think of Hughes Marino as your outsourced real estate department, handling every detail so you can focus on running your company.
INDUSTRIAL TENANT REPRESENTATION SERVICES
• Needs assessment, creation & definition of requirements
• Location analysis & state selection, including labor analytics, transportation, government incentives & real estate costs
• Site selection & identification of alternatives
• Building surveys, tours & evaluations
• Proposals, negotiations & financial analysis
• Tenant improvement planning, pricing & scheduling
• Lease review & negotiations
• Project & construction management of tenant improvements
• Portfolio management across the nation & globe
INDUSTRIES WE SERVE
• AI Data Centers
• Cold Storage
• Defense & Aerospace
• Distribution & Warehousing
• Food Service
• Logistics & 3PL
• Manufacturing & Assembly
• Medical Device & Biotech Labs
• Robotics & Automation
THE COST TO YOU? NOTHING.
One more thing worth knowing: The building owner pays our tenant representation fees—not you. Our fee is split with the landlord’s broker, so there is no additional cost to you for our services.
THE TOP 5 QUESTIONS WE’RE ASKED
Q: My landlord just reached out about renewing my lease. What should I do?
A: Pause before responding. Their job is to secure the highest rent, the longest term and the fewest concessions possible. This attempt to engage you is not something you should navigate alone, as anything you might say could completely compromise your leverage. Leverage is created the moment we communicate with the landlord and the market, as your landlord knows you cannot be fooled and the risk of losing you is now real, and not a bluff or threat. Engaging your own advisor gives you the market information and the alternatives you need to negotiate from a position of strength, even if you plan to stay in your current space. Understand your full range of options before you respond to anyone.
Q: My lease is expiring soon and I feel uncertain about my next move. Where do I start?
A: You have more leverage than your landlord wants you to understand. Industrial availability across almost all U.S. industrial markets is at or well above pre-Covid levels, with 1.2 billion square feet of new warehouse buildings built from 2020-2025. Sublease inventory has hit record highs and landlords are under pressure from lenders and competitors. Shorter terms, rent abatement and larger TI allowances are generally available right now. The right advisor will show you how to use that market reality to your advantage no matter where you move or if you renew.
Q: My landlord says prices are going up soon and I need to lock in now. Is that true?
A: Approach such claims with healthy skepticism. Most industrial markets remain soft and are expected to stay that way for the foreseeable
future, driven by overbuilding, sublease inventory and a wave of expiring Covid-era long-term leases over the next several years. Pressure to “lock in now before prices spike” is a tactic designed to benefit the landlord and their broker, not your business. In most markets right now, time is on your side.
Q: How can we reduce our real estate costs without disrupting operations?
A: More is negotiable than most tenants realize, particularly when landlords are facing their own financial pressures. Rent reductions, abatement periods, expanded TI allowances, phased occupancy and shorter lease terms are all on the table when you go to market with credible relocation alternatives. Without that leverage, most landlords have little reason to compromise. With it, the conversation changes significantly and becomes an actual negotiation.
Q: What provisions should we actually be fighting for in our lease?
A: Most tenants focus on rent and lease term, but the provisions that protect you over time go much deeper. HVAC responsibility and replacement obligations, roof maintenance, CAM caps and audit rights, expansion and contraction options and early termination rights—these are where leases become expensive or flexible depending on how well they were negotiated. An experienced advisor knows which of these landlords will move on and how to secure them.
FINDING & BUILDING
SITE SELECTION
THE RIGHT LOCATION CHANGES EVERYTHING
Where you locate your facility shapes your supply chain, your labor costs, your delivery speed and your long-term overhead. For industrial and logistics companies, this decision carries real financial weight.
THE VARIABLES
We advise clients through a process that evaluates every market variable and every facility requirement before any commitment is made:
• Transportation access: Highway proximity, port and rail connections, airport cargo facilities and last-mile reach
• Labor market: Workforce availability by skill set, wage rates by submarket and commute patterns
• Real estate costs: What tenants are actually paying vs. asking rents, vacancy rates and available incentives
• Tax policy & zoning: State and local incentives, permitting timelines and special use requirements
• Scalability: Room to grow on site, adjacent land availability and build-to-suit potential
• Industrial outdoor storage: Truck courts, container yards and fleet parking availability
IF IT AFFECTS YOUR FACILITY, YOUR OPERATIONS OR YOUR COSTS, WE ACCOUNT FOR IT.
THE FACILITY CONSIDERATIONS
• Clear height
• Column spacing
• Dock & grade level loading
• Cross dock configuration
• Power, gas & water requirements
• Slab thickness
• Racking systems & aisle width
• Cold storage & refrigeration requirements
• Data center power, cooling & fiber
• Fire sprinkler ratings
• Hazardous waste storage & disposal
• Roof, HVAC & electrical systems
• AQMD diesel cost avoidance
• Interior lighting & skylights
• Climate control & insulation
• Office percentage & composition
• Clean room & lab requirements
• Truck access & special permits
• Parking for employees, visitors & fleet
• DoD requirements (where applicable)
BUILDING THE RIGHT SPACE
BUILD-TO-SUITS
WHEN THE RIGHT SPACE DOESN'T EXIST YET
When the right facility doesn’t exist, a build-to-suit is the answer. A build-to-suit is a custom-built facility designed around your unique operational needs and future growth, managed by our team from first decision through final delivery.
IS A BUILD-TO-SUIT RIGHT FOR YOU?
A build-to-suit might be the right and only option for your company if a facility of the size and characteristics you need simply doesn’t exist in your ideal location. Here's how to know if it's right for yours:
• Clear requirements: Your projections are defined enough to plan and commit to a specific space for at least 10 years, but more generally for 12-15 years
• Timeline: Execution on a build-to-suit process requires a 2-3 year timeline for site selection, negotiation, design, permitting and construction
• Financial stability: You have the creditworthiness to support a long-term commitment whereby a lender is willing to fund the new construction costs
• Modern building requirements: You need advanced building systems, energy efficiency or specific sustainability certifications that simply do not exist in the market
• Specialized operational specs: Your power, clear height, parking or automation requirements exceed what existing inventory can support
If your timeline is short, and existing buildings are available that meet your size, physical requirements and geographic preferences, leasing or purchasing existing space is likely a better fit. We advise you on which path makes sense before you commit.
WHAT WE MANAGE
• Needs assessment & strategic planning
• Site & developer selection
• Feasibility studies
• Entitlement, permitting & zoning coordination
• Lease vs. own structuring
• Preliminary & final budget preparation
• Work letter review & negotiations
• Architect & MEP consultant coordination
• Contractor evaluation, bidding & selection
• Construction oversight from start to delivery
• Green building & LEED certification guidance
• FF&E & equipment vendor coordination
• Validation coordination
OUR EXPERIENCE IN ACTION
From single-facility negotiations to global portfolios, our team helps industrial companies solve complex real estate challenges across North America and beyond.
FRONTLINE FREIGHT LOGISTICS | 100,000 SF
Facing an extremely competitive industrial market, Hughes Marino uncovered an off-market relocation opportunity that created meaningful negotiating leverage. The result was a cost-effective real estate solution that positioned Frontline Freight for long-term success.
SERVICES PROVIDED
• Off-Market Services
• Strategic Planning
• Site Selection
• Contract Negotiations
• Lease Renewal/Restructuring
• Market Analysis
WELBILT MANUFACTURING & FOOD SERVICE | 50+ LOCATIONS
Supporting Welbilt's portfolio of 50+ locations, Hughes Marino has managed projects across North America and internationally. From purchasing land and opening new facilities to optimizing portfolios and navigating complex transactions, our team has helped position the company for long-term success.
SERVICES PROVIDED
• Site Selection
• Expansion Planning
• Contract Negotiations
• International Projects
• Portfolio Optimization
• Operating Expenses
GEARY PACIFIC SUPPLY HVAC DISTRIBUTION | 30+ LOCATIONS
As Geary Pacific Supply expanded its portfolio of 33 locations across nine states, Hughes Marino supported acquisitions, leases and new developments with strategies designed for each market. From avoiding bidding wars and structuring complex transactions to influencing new construction before it broke ground, our team helped the company expand while minimizing costs and risk.
SERVICES PROVIDED
• Portfolio Management
• Owner-User Representation
• Expansion Strategy
• Site Selection
• Contract Negotiations
• Project Management
PROJECT & CONSTRUCTION MANAGEMENT
WHEN YOUR SPACE NEEDS MORE THAN A LEASE
Your facility represents a significant investment in the future of your business. Without proper oversight, tenant improvement projects can miss expectations, timelines and budgets. Our program, project and construction management team works as an extension of your leadership, overseeing every phase of your project from planning through completion so your space is delivered on time, on budget and built to your exact requirements.
HERE ARE A FEW OF THE MANY DETAILS OUR SEASONED PROJECT MANAGEMENT TEAM HANDLES:
• Site & building due diligence
• Preliminary & final budget preparation
• Value engineering & analysis
• Contractor bid process & evaluation
• Architect, engineer & consultant coordination
• General contractor & construction oversight
• Vendor assistance: furniture, AV, security, telecom & data
“ I TELL EVERYBODY THAT HUGHES MARINO IS OUR FAVORITE COMPANY TO DO BUSINESS WITH. THE ENTIRE HUGHES MARINO TEAM HAS CONSISTENTLY DELIVERED OUTSTANDING SERVICE FOR US YEAR AFTER YEAR, EXECUTING ON ALL OF OUR REAL ESTATE PROJECTS, WITH A LEVEL OF EXPERTISE AND A DEPTH OF RESOURCES THAT IS BEYOND COMPARISON. WHETHER WE NEED HELP REVIEWING LEASE DOCUMENTS, OPENING A NEW LOCATION OR PURCHASING A BUILDING, THEY DELIVER EVERY TIME. WE OFTEN JOKE THAT IT’S A PERFECT MATCH BECAUSE, DESPITE THE INCREDIBLE SERVICE THEY PROVIDE, WE NEVER HAVE TO PAY THEM A DIME. THEY TRULY DO WANT TO SEE US SUCCEED, AND THEY ARE A GREAT PARTNER ON THE PATH TO SUCCESS. ” LAYNE
MILLER, CEO, GEARY PACIFIC SUPPLY
Corporate Headquarters
1450 Front Street, San Diego, CA 92101
844.662.6635
hughesmarino.com
NATIONAL AND GLOBAL REPRESENTATION WITH OFFICES
ACROSS THE UNITED STATES
Contact us at info@hughesmarino.com
We’d love to hear from you!
FROM CONCEPT TO RESULTS
Hughes Marino is a global corporate real estate advisory firm that represents tenants and buyers—not landlords. We provide a full suite of services for occupiers of commercial real estate on an integrated and turnkey basis. Whether you need help with real estate strategy, site selection, lease negotiations, renewals, expansions, relocations, subleasing, construction project management, planning and design, operating expense reviews or lease administration, our team has the expertise. We solve complex real estate challenges for industrial companies of any size and at every stage of the real estate lifecycle.
OUR SERVICES
TENANT & BUYER REPRESENTATION
We work for occupiers of space, not landlords.
REAL ESTATE STRATEGY
Experts in the full lifecycle of tenants’ real estate needs.
TRANSACTION MANAGEMENT
From site selection, financial modeling and negotiations, to renewals, expansions and relocations.
CONSTRUCTION MANAGEMENT
Oversee planning, design, build-outs and renovations.
LEASE & EXPENSE REVIEW
Analyze leases, find cost-saving opportunities and portfolio management.
GLOBAL REACH
We advise companies of all sizes around the globe.
