Claim OwnershipBeth Azor
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Welcome to Beth Azor's Podcast Channel featuring "The Retail Leasing Playbook Podcast" & "I Own a Shopping Center, Now What?" your ultimate guide to mastering retail leasing and maximizing your commercial real estate potential, hosted by the renowned "Canvassing Queen™," Beth Azor.
Both podcasts have practical advice, insider tips, and proven techniques for boosting leasing performance and achieving financial goals. Beth will guide you in a Cliff's Notes Version" chapter by chapter of her book, The Retail Leasing Playbook.
Join Beth and her guests to improve your retail leasing game today!
Both podcasts have practical advice, insider tips, and proven techniques for boosting leasing performance and achieving financial goals. Beth will guide you in a Cliff's Notes Version" chapter by chapter of her book, The Retail Leasing Playbook.
Join Beth and her guests to improve your retail leasing game today!
274 Episodes
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EV chargers are popping up in shopping centers everywhere, promising “free” money through ancillary income deals—but I say: not so fast. In this episode, I break down the hidden risks of adding EV charging stations, especially when it comes to parking ratios and long-term tenant satisfaction.I explain why I haven’t jumped on the EV charger bandwagon just yet, including the potential loss of valuable parking spaces and the unintended consequences it could have on restaurant tenants and customer traffic. If you're considering installing EV chargers at your property, this episode might change your approach.Key Insights:✔️ EV charger companies often provide free equipment—but at the cost of parking spaces✔️ Losing key parking can negatively affect restaurants and high-traffic tenants✔️ Ancillary income is great, but not if it reduces your overall leasing potential✔️ Every parking decision should factor into your site’s overall tenant mix and traffic flow✔️ What looks like “free money” could cost you in NOI down the line
Thinking of turning that vacant Dollar Tree into a food hall? Hit pause—this episode might save you a fortune.Food halls are trendy, flashy, and tempting—especially when you’re sitting on 5,000 to 10,000 square feet of empty space. But after seeing too many landlords lose big, I’m here to sound the alarm. In this episode, I break down why most food halls fail, the false promises they offer, and what you should consider before signing on to build one. From startup tenant churn to high buildout costs and low foot traffic, I share real examples (including failed projects from close friends) and challenge the food hall hype with a dose of truth. If you're serious about NOI, you need to hear this.Key Takeaways:- Don’t default to a food hall just because you have a large vacancy- Buildout costs are massive; especially without a strong operator- Most food hall tenants are startups (and risky ones at that)- Failure rates remain high, even in trendy concepts- Location is everything: food halls only work with major traffic- Tourist-heavy areas offer better chances of success- Talk to real operators and visit proven sites before investing- A vacant anchor space doesn’t equal a food hall opportunity- There are better ways to fill space; don’t fall for the fadBECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
Before you blame the broker—check the agreement.When I bring on a third-party leasing broker, I know my success depends on my systems just as much as their effort. In this episode, I’m breaking down exactly how I structure broker relationships to keep leasing activity transparent, accountable, and productive.From the interview questions I ask to uncover true canvassing habits, to the monthly reporting structure that ensures I’m never left wondering what’s happening—I’m sharing the playbook I’ve refined over decades of owning and leasing retail centers. You’ll learn why I insist on activity reports, how to spot red flags like recycled leads and vague updates, and how to course-correct before months of momentum are lost.Whether you’re an owner frustrated by slow lease-up or just starting to delegate leasing for the first time, this episode gives you a proven framework to make sure your broker delivers.🔑 Key TakeawaysAlways include a 30-day termination clause in your broker agreementsRequire detailed monthly activity reportsDon’t settle for weekly calls—push brokers to actively prospectAudit lead sources to confirm they’re proactive, not passiveMake brokers document where every lead originatesReview and compare reports each monthWatch for recycled names with no progressDon’t hesitate to terminate if performance doesn’t improveBECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
Feeling stuck in your leasing? Here's how to get things moving again.In this episode, I share how I helped one of my shopping centers generate major leasing momentum by bringing our entire team—property manager, broker, attorney, and ownership—together for a single, strategic call. You’ll hear how just one meeting led to five major leasing wins, and why alignment and accountability matter more than endless emails or disconnected updates.Whether you’re trying to get your leasing broker to perform or need to push a deal across the finish line, this episode will give you a practical model to rally your team and unlock results—fast.🔑 Key Takeaways- Hold regular calls with your leasing team- Bring together all stakeholders—broker, attorney, owner, property manager- Push for updates on every LOI and deal- Create urgency with hard deadlines- Don't assume brokers are talking to tenants daily- Use your presence to drive accountability- A 30-minute call can lead to real momentum- Brokers need structure and support to succeedBECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
In Episode 71 of I Own A Shopping Center. Now What?, Beth Azor shares a powerful lesson from the field: when brokers and cold calls fall flat, in-person canvassing still wins.After consulting for a client struggling to lease retail space in a mixed-use development, Beth flew in, walked the neighborhood, and landed a showing—all within two hours. In this episode, she breaks down why canvassing is still critical, even after 30+ years in the business, and how brokers who avoid it may be costing their clients deals.This isn’t theory—it’s real-world advice from someone who’s still in the trenches. Beth reveals her go-to steps for getting results fast, how to identify myths and misinformation in a market, and why walking the block gives landlords a competitive edge.🔑 Key Takeaways Walk the property before canvassing.Use face-to-face canvassing for deeper insights.Don’t rely solely on cold calls or broker reports.Talk directly to business owners, not just reps.Canvassing exposes neighborhood misinformation.Vacant space hurts everyone—fill it fast.Encourage local brokers to walk the market weekly.Neighborhood alliances can improve property appeal.A strong presence leads to quicker lease activity.Whether you're working with brokers or leasing yourself, this episode will help you revive a dead listing and protect your NOI.BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/
If you're handing off your leasing to a third-party broker, don’t assume they’ll just get the job done—you have to manage the process like a boss.In this episode of I Own a Shopping Center. Now What?, I walk you through exactly how I coach multifamily and mixed-use owners on hiring the right retail broker. After a recent call with some friends trying to lease their ground-floor retail, I realized how many owners hand it off with zero oversight—and then wonder why the space is still vacant months later.I break down my full checklist for interviewing, setting expectations, and, yes—firing brokers who ghost you or just don’t deliver. If you're not a retail expert, that’s okay. But you do need a system. And this episode gives it to you.Key Takeaways:✔️ Interview 3–5 third-party brokerage firms✔️ Always set clear expectations in writing✔️ Require weekly updates and activity reports✔️ Tour competing properties with your brokers✔️ Don’t be afraid to fire underperformers✔️ Know your asset better than the broker✔️ Make sure compensation aligns with performance✔️ Retail leasing needs retail-focused brokers
Even if you don’t create your center’s budget yourself—you still need to know exactly what to look for.In this episode, I walk you through how I personally review the annual budgets for my shopping centers—despite not preparing them myself. Whether it's spotting weird dips in base rent, double-counting taxes and insurance, or bad timing on capital projects, I’m sharing the real checklist I use to catch costly mistakes before they impact NOI.This episode is perfect for shopping center owners, asset managers, or anyone handing budget prep to a CPA or property manager. Don’t miss my tips for tracking leasing fees, mortgage escrows, and cash flow month by month—and why I never schedule capital work during rainy season in Florida.🔑 Key Takeaways- Always review income line by line across all months- Check for base rent or recovery dips that don’t make sense- Compare op-ex items across properties by square foot- Watch out for double-counting taxes and insurance- Make sure capital expenses are scheduled during dry months- Avoid paving or painting during key retail seasons- Review CAM, insurance, and RE tax breakdowns per tenant- Flag lease renewals and verify the correct rent bumps- Don’t skip budgeting - even if you’ve never done one before
There’s a 10-page checklist every new owner should have—and most of you don’t even know it exists.When I bought my first shopping center, I had no idea what I didn’t know. Then I met my rockstar property manager, Lori Rosen. Lori ran circles around the rest of us—and she handed me this takeover checklist that completely changed the way I approached new deals. Today, she’s sharing her Forms Book with the world, and I still use that same list every single time I take over a property.Whether you’ve just bought a center or you’re stepping in to take over leasing and management, this checklist is going to keep you sane and organized.In this episode, I walk you through it all—from utility transfers and vendor audits to HVAC reports and delinquency follow-ups. These are the things you must tackle in those first few weeks if you want a smooth transition. And if you DM me? I’ll send you the actual checklist.Oh, and one more thing: gentlemen, I know 92% of you listening are men. Do me a favor - bring the women in your life to the Women’s Real Estate Investment Summit. It’s time we get more women in the game.🔑 Key Takeaways:Always use a takeover checklist to streamline transitionsAudit every vendor and contract within 30–90 daysNotify tenants immediately and redirect rent collectionsTransfer utilities, insurance, and service accounts right awayBuild lease expiration and insurance compliance reportsSet up property management systems on day oneDon’t overlook emergency contacts and lease signageStay ahead of tax and CAM reconciliation deadlinesReplace outdated leasing signs quicklyAdd new property entities to every tenant’s insurance certificate
Handing off leasing to a third party? Don’t let them sabotage your NOI.In this episode of I Own a Shopping Center. Now What?, I walk you through my go-to process for selecting and managing third-party leasing brokers—especially if retail isn’t your specialty. After a recent call with multifamily investors entering the mixed-use world, I laid out the exact steps I take to make sure brokers are vetted, expectations are clear, and accountability is non-negotiable.From requiring them to tour comps, to demanding weekly activity reports, to firing (gracefully) when they underperform, I share the playbook that protects your asset and keeps leasing on track. If you’re new to ground-floor retail—or you’ve had brokers ghost you in the past—this episode gives you the checklist you didn’t even know you needed.🔑 Key TakeawaysInterview at least 3–5 brokerage firms before selecting.Always put expectations in writing.Require regular updates and activity reports.Make them tour competitive sites and know the market.Be willing to fire underperformers quickly.Know your asset better than the broker.Align broker compensation with results.Mixed-use retail requires retail specialists, not generalists.
Struggling to lease your retail space in a multifamily project? You might be making this common mistake.In Episode 65 of I Own a Shopping Center. Now What?, I share a recent conversation I had with some multifamily investors who were venturing into retail for the first time. Leasing retail—especially on the ground floor of high-rise projects—is a whole different animal, and getting it right starts with hiring the right third-party team.I walk you through exactly how I advised them: how many firms to interview, what expectations to put in writing, and why it's critical to know the market even better than the broker you hire. I also break down why it’s okay—and necessary—to fire leasing agents who aren’t performing. If you’re going to delegate, you still have to manage smartly.🔑 Key TakeawaysUnderstand the default and remedy clauses in your leasesEvaluate tenant term lengths and credit strengthConfirm restrictions through in-person intelWeigh the upside of breaking outdated lease clausesKnow your waiver options—some clauses are flexibleOld leases aren’t always built for modern tenantsStrategic defaults require informed decision-makingInvite a woman to my summit—let’s grow this community!
It’s budget season—and here’s exactly how I build shopping center budgets from scratch.In Episode 65 of “I Own a Shopping Center. Now What?”, I take you behind the scenes of my step-by-step budgeting process. If you’re an owner preparing budgets between September and October, this episode is for you. I’ll show you how I forecast expenses using actuals, estimate income from leasing activity, and plan ahead for those “surprise” costs like security or vacancies.I break down how to handle vendor increases, project leasing income, and when it’s smart to loop in partners. I also share strategies to help you impress your institutional clients during budget season. And—don’t miss my special invitation to the Women’s Real Estate Investment Summit!Key Takeaways:Use actuals from the first 8–9 months to build your budgetSpread recurring costs (like landscaping) evenly across 12 monthsEstimate real estate taxes using current TRIM notices plus 10%Don’t prompt vendors for increases—budget a standard 10% bumpAccount for vacancies and utilities based on lease-up expectationsInclude leasing income and TIs with detailed assumptionsFinalize budgets before Thanksgiving, allowing 6–8 weeks to completeSend drafts to key partners for feedback if neededUnexpected expenses (e.g., security) should be noted in reportsRemember: institutions often consider switching third-party firms post-budget seasonBECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
What if you could train your leasing team without spending thousands on a coach?In Episode 64 of I Own a Shopping Center. Now What?, Beth Azor shares a powerful, low-cost strategy for improving leasing team performance—using her Retail Leasing Playbook Podcast. While attending ICSC Orlando, Beth spoke with a listener who wanted her to train his team, but she recommended a free, scalable alternative: assigning her podcast as weekly “homework.”Beth walks through how leasing directors can use the podcast to upskill their teams week by week. She explains how this method can spark higher leasing activity, boost rental rates, and increase property value—all without needing to fly her in.Beth also promotes her Women’s Real Estate Investment Summit, encouraging the male-heavy audience to send the women in their lives. With 250+ attendees from multiple asset classes, it’s a prime networking and educational event for female investors.✅ Key Takeaways-Use the Retail Leasing Playbook Podcast as free training for your leasing team-Assign two chapters per week and discuss takeaways in weekly meetings-Implementing this structure can increase leasing activity and rental income-Third-party brokers can benefit from this training too-You don’t need Beth in person—her content is accessible for free-92% of the podcast audience is male, but her summit empowers female investors-The Women’s Real Estate Investment Summit fosters education, networking, and joint venturesBECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
Syndication structures are changing—and in this episode, Beth Azor unpacks exactly how. From preferred returns and promotes to unusual LP terms and fee-loaded deals, Beth breaks down the many syndication models she’s encountered—both as an LP and a GP. She shares what she looks for before investing, the red flags that turn her off, and the structure she prefers when raising money herself. Whether you're a new sponsor or an LP eyeing your next investment, you'll walk away with tactical insight on evaluating and designing win-win syndication deals.✅ Key Takeaways:-Preferred returns vary with market conditions-Promotes typically kick in after full LP return-Sponsors should have skin in the game-Some are raising without preferred returns or promotes-Fee-heavy structures are common—but not always justifiedLPs want transparency, alignment, and realistic projections-Creatively structured deals can benefit all parties-Fundraising speed often reflects investor trust.BECOME A COMMERCIAL REAL ESTATE ROCKSTAR: https://www.bethazor.com/https://www.azoracademy.com/For more commercial real estate training: https://www.bethazor.com/training/FOLLOW ME ON SOCIALFacebook: https://www.facebook.com/azoradvisoryservices/Twitter: https://twitter.com/bethazor1Instagram: https://www.instagram.com/bethazor/Linkedin: https://www.linkedin.com/company/6315636/#retailleasing #commercialrealestateinvesting #retailleasingcoach #bethazor
Imagine buying my first shopping center for $3.5M… and letting $1M in potential value sit vacant. That’s exactly what happened—and it took a no-fluff wake-up call from Beth Azor to make me see the truth every investor needs to hear.In this episode, I unpack my conversation with a doctor-turned-investor who bought a 10-tenant retail property but is frustrated by two vacancies. Despite keeping the seller’s leasing team, nothing’s getting filled—and here’s the kicker: I haven’t even visited the market. Beth walks me through how that hands-off approach is costing me big, both in annual rent and in property value.This episode is a powerful case study in the cost of inaction—and what it really takes to build a successful portfolio of shopping centers.👉 Plus: I give a special shoutout to the Women’s Real Estate Investment Summit and share how men can support the women in their lives to invest in commercial real estate too.🔑 Key TakeawaysVacancies cost more than you think. Two empty units could mean $1M in unrealized value—know your numbers.You can’t manage what you don’t understand. If you’ve never visited the property, how do you know what’s really going on?Leasing agents aren’t miracle workers. If they’re not performing, replace them—especially before giving them renewal business.Understand your market firsthand. Rents might be $40 PSF today—not $30 like 3 years ago. Are your leasing assumptions outdated?Absentee ownership isn’t passive—it’s risky. If you want to scale, you need to be proactive or bring in the right partners.Set systems, not silos. Build relationships with tenant reps, vendors, and your tenants—even if it’s just a 3-day visit.
In this episode, I share a compelling story about how collecting tenant sales data helped me identify a struggling franchise tenant—and how one smart hiring decision turned that failing store into a top performer. I emphasize the importance of staying proactive with your tenants, even if you’re not managing a local property, and why absentee ownership can be a serious red flag.From spotting red flags to celebrating a turnaround, this episode highlights the power of involvement, holding tenants accountable, and simply paying attention to what’s happening on-site.🔑 Key Takeaways:✔️ I always collect sales data from my tenants—it alerts me to problems early.✔️ I’ve noticed that absentee franchise owners often underperform compared to hands-on operators.✔️ A single great hire can dramatically improve customer experience and store performance.✔️ I believe in being proactive and vocal when I notice tenant issues—staying silent doesn’t help.✔️ Visual merchandising and strong tenant visibility drive foot traffic and boost sales.✔️ I don’t reduce rent as a quick fix—I push for operational improvements instead.✔️ Even when I manage from afar, I monitor performance and intervene strategically.
In this episode, I share a wild (and very real) lesson on tortious interference - what it means, how I got sued for it, and what every landlord should understand when it comes to transferring leases. From NFL players selling overpriced smoothie shops to doctors trying their hand at burger franchises, I’ve seen my share of risky lease assignments - and learned to trust my instincts.I walk through two real-life examples where I blocked lease transfers, faced legal threats, and ultimately protected my shopping centers. I also explain how I secured personal guarantees, maintained leverage, and stayed paid when things went sideways. For any landlord who’s ever second-guessed their judgment or felt pressured into approving a shaky deal, this episode is essential listening.Key Insights:✔️ Tortious interference claims can surface - even when protecting the asset✔️ Lease assignment red flags are worth paying attention to✔️ Personal guarantees offer critical protection from unqualified tenants✔️ Tenants often return admitting they should have followed advice✔️ Backup tenants and strong lease terms can protect the landlord’s position✔️ Sometimes, saying “no” is the most responsible thing a landlord can do
After 30+ years in the business, it takes a lot to surprise me—but this lease clause did just that. In this episode, I share the unique situation that forced me to rethink how I approach use clauses. A tenant with a one-of-a-kind concept insisted on “any lawful retail use” as a condition of the lease. My initial reaction? No way. But what followed was a negotiation that pushed both sides to get creative.I walk through the four protections I added—including noxious use exclusions, existing tenant conflict language, and even a recapture clause—all while preserving the deal and protecting my asset. If you’ve ever dealt with an assignment clause that felt like a landmine, or a tenant who had no potential assignee, this episode will give you a new playbook.Key Insights:✔️ Narrow use clauses protect your center—but sometimes, compromise is required✔️ “Any lawful use” isn’t always risky—if structured carefully✔️ Noxious use exclusions help future-proof your lease against shifting laws✔️ Active negotiations and LOIs should also block conflicting assignments✔️ A recapture clause gives landlords control in grey areas✔️ Early negotiation (at LOI stage) helps avoid legal standoffs later
Should you be posting rental rates on sites like Crexi or LoopNet? In this episode, I explain why I don’t—and why you shouldn’t either. A Facebook post from a frustrated agent sparked this conversation, but it revealed a much bigger issue: in retail real estate, rent is never one-size-fits-all.I walk through exactly how I price space in my shopping centers, from tenant type to visibility to square footage and even lease term. I also share a story about a client who was charging the same rate—$23 PSF—across every property, including a second-story office and a Publix-anchored outparcel. Spoiler: We fixed that, fast. If you're looking to maximize NOI and get strategic about rent setting, this episode breaks down how to think like a pro.Key Insights:✔️ Rent should vary by tenant use, size, visibility, and lease term✔️ One flat rate across all units can dramatically limit your upside✔️ You can and should charge more for endcaps and high-traffic locations✔️ Don’t let online listings lock you into underpriced deals✔️ Educate your leasing agents on rent flexibility✔️ Strategic rent setting = long-term NOI growth
What happens when you’ve got a perfectly good vacancy—but exclusives are tying your hands? In this episode, I walk through one of my current leasing challenges: a second-gen restaurant space that should be a no-brainer to fill... except I’m bound by a long list of tenant exclusives. From chicken and bubble tea to even Middle Eastern food—I’m locked out of nearly every popular restaurant category.But here’s the truth: exclusives are common, and they don’t have to stall your leasing. I share the real-world strategies I use to work around them—like how I got a Latin restaurant in under a chicken-exclusive, and when it might actually make sense to challenge or negotiate a waiver. I also break down creative site planning tactics that can open doors to entirely new tenant types. If you’ve ever been stuck with a “hard-to-lease” space, this one’s for you.Key Insights:✔️ Exclusives are everywhere—but they’re not deal-breakers✔️ Strategic tenant outreach starts with knowing your approved categories✔️ Get creative with space planning to unlock better tenant matches✔️ Know the penalties for breaking exclusives—it might be worth it✔️ Waivers are possible—but often come with negotiation✔️ Encourage leasing agents to explore unexpected tenant formats
What do you do when a great property refuses to lease up—despite all your best strategies? In this episode, I share the full story of one of the toughest assets in my portfolio: a 24,000 SF strip center right across from Sawgrass Mills Mall that should’ve been a slam dunk. But thanks to poor visibility from outparcels, it sat at 60% occupancy for years. I tried everything—canvassing, broker incentives, Facebook ads, even a party. Nothing worked.Eventually, I swallowed my pride, hired a third-party broker, and together we came up with something bold: offer one year of free rent—no TI, full guarantees, no gimmicks. That single shift caught tenants’ attention and changed everything. We fully leased the center in five months and ended up selling it shortly after. If you're feeling stuck with your leasing strategy, this episode is the permission you need to shake things up.Key Insights:✔️ Even experienced owners sometimes need outside help✔️ Lack of visibility can kill demand—no matter how strong the market✔️ One year of free rent (with no TI) can still create a win-win✔️ Pressure with urgency—“clock starts in January” drove action✔️ Creativity and humility matter as much as hustle✔️ When leasing stalls, shake up the system and brainstorm hardIf you're feeling stuck on a tough leasing deal, this episode is proof that sometimes the best move is the bold one. Don’t be afraid to pivot. Your next lease might just need a different play.
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