How do you protect your industrial real estate investments in a shifting market? In this episode of Adding Value, Shy Assar sits down with seasoned CRE attorney Andy Prochnow (Buckner Robinson & Murkovich) to pull back the curtain on the legal strategies that define successful industrial deals in the Inland Empire.
Key Topics Covered: ✅ Triple Net (NNN) vs. Industrial Gross: Who really carries the risk of inflation and rising insurance? ✅ The "AIR Lease" Debate: When to use standard forms and when you MUST hire an attorney to customize. ✅ Prop 13 & Property Tax Caps: Protecting your NOI during a change of ownership. ✅ Due Diligence "Stress Tests": Lifting the hood on environmental reports, title issues, and hidden easements. ✅ The "Specialist" Advantage: Why using a general business attorney for a CRE deal is a "wild card" you can't afford.
[00:00] – Introduction: The Value of Specialized Legal Counsel
[02:00] – How Shy & Andy Met: The Jurupa Valley Off-Market Deal
[04:20] – Andy’s Background: Developing, Leasing, and Selling Industrial Assets
[07:32] – Triple Net (NNN) vs. Gross Leases: Understanding the Risk
[11:06] – Controllable vs. Uncontrollable Operating Expenses
[13:52] – Prop 13 Protections & Property Tax Hikes in a Sale
[15:32] – The Crisis of Insurance Premiums in California
[18:46] – The Truth About AIR CRE Leases: Famous Last Words?
[23:43] – Being a Deal-Maker vs. a Deal-Killer
[25:40] – Institutional REITs and Green Energy Pass-Throughs
[28:34] – PSA Deep Dive: Reps, Warranties, and Actual Knowledge
[32:03] – Case Study: Hidden Easements and "Quiet Enjoyment" Issues
[36:28] – Institutional Contracts vs. Private Owner Agreements
[41:03] – Why You Need a Specialized CRE Attorney on Your Team
[43:35] – How to Connect with Andy Prochnow Connect with Andy Prochnow: 🏢 Buckner Robinson & Murkovich (Costa Mesa, CA) 🔗 [https://www.bamlaw.net/andrew-y-prochnow]
#IndustrialRealEstate #InlandEmpire #CRE #RealEstateInvesting #CommercialRealEstate #InlandEmpireBusiness #IndustrialProperty #RealEstateLegal #ShyAssar #AddingValue #AIRCRE #RealEstateLaw