Should I sign a carrier’s “standard” cell tower lease?

Many landowners receive a cell tower lease labeled as “standard,” which often creates a false sense of security. Carriers use this label to speed up the process and reduce pushback. But in reality, these contracts aren’t standard in a way that benefits you. They’re standard in the sense that they protect the carrier’s interests across thousands of deals.

A “standard” lease almost always includes broad termination rights, land-use restrictions, equipment expansion rights without rent increases, vague utility and access permissions, and clauses allowing the carrier to add subtenants without sharing revenue. These provisions are common, but that does not make them fair.

For example, most standard leases allow the carrier to terminate the agreement with very little notice, sometimes as little as 30 to 90 days. That termination risk directly affects long-term rent value and dramatically reduces what a future buyout would be worth.

Another issue: standard agreements often give carriers permanent or unrestricted rights to expand equipment, run utilities, or occupy more land. These expansions can cause zoning complications down the road or interfere with future development plans.

Standard leases also tend to lock in escalators that are too low, usually around 1–2%. With inflation and cost-of-living increases, that escalator significantly reduces your income over time.

The biggest hidden issue is subtenant rights. In many standard contracts, the carrier can add additional tenants (such as Dish, private 5G companies, or emergency services) without increasing your rent. This is a major source of lost income for landowners who don’t negotiate this term.

Carriers rely on landowners not understanding these trade-offs. The contract language is intentionally dense. Without help, it’s easy to miss rights you are giving up or long-term value you won’t get back.

This doesn’t mean carriers are acting maliciously, it simply means they’re protecting their business. You must protect yours.

Before you sign anything labeled “standard,” get a professional review. A few small changes can dramatically improve your income, protect your land, and prevent unintended restrictions that last decades.