Industrial Advisors

podcast@industrialadvisors.com (Industrial Advisors)
  • 4.8 (22)
  • BUSINESS
  • UPDATED WEEKLY

Supply chain nerds, warehouse gurus, distribution dudes, transportation titans, site selection geeks… No one knows the industrial real estate market better than Colliers International's Matt McGregor and Bill Condon. Tune into their Industrial Advisors' show to find out what you don't know about the market behind the market.

  1. 1D AGO

    Q1 2026 Results

    Industrial Advisors Q1 2026 Recap: Vacancy Hits 10.3%, Deliveries Drive Negative Absorption, Activity Rising Bill Condon and Matt McGregor recap Q1 2026 industrial market conditions, noting overall vacancy reached 10.3% (first time above 10% in their careers) and net absorption around negative 1 million square feet, pressured by roughly 3.1 million square feet of deliveries and ongoing subleasing. Despite weak headline numbers, they cite increased leasing activity, including seven deals over 100,000 square feet (four new deals) and expect about 6 million square feet of large deals to be signed in coming quarters, with the hosts predicting positive absorption in Q2 followed by a strong year. Submarket vacancies include Pierce County at 12.8%, Kent Valley at 10.3%, North end 8.7%, Eastside 7.1%, and Thurston County 6.9%. Construction is slowing (about 1.5 million square feet under construction across four buildings), while investment sales totaled $226 million, led by Gateway North at $76 million and Aries' $40 million acquisition. 0:00 Intro and Q1 2026 Market Recap 0:45 Vacancy Hits 10.3% 2:05 Negative Absorption and What's Driving It 3:20 6 Million Square Feet of Large Deals Ahead 5:05 Submarket Breakdown Across the Region 7:10 Seven Leases Over 100,000 SF 8:30 Construction Pipeline Slows Sharply 9:40 Notable Investment Sales in Q1 11:15 Oldest Vacancies and Tenant Opportunities 13:10 Q2 Outlook and Market Forecast

    12 min

  2. APR 10

    Panattoni Development: The State of PNW Industrial Markets

    Industrial Advisors Podcast: Travis Hale on Pacific Northwest Industrial Development, Class A Flight to Quality, and Land/Entitlement Challenges On this episode of the Industrial Advisors podcast, Bill Condon and Matt McGregor interview Travis Hale, partner at Panattoni Development, about Pacific Northwest industrial development. Hale describes a continued flight to "new" Class A product, noting that 2015-era Class A can now be first-gen and may see rent declines while brand-new Class A is pushing rents. He outlines Panattoni's I-5 corridor activity across Washington, Oregon, and Idaho, citing roughly 14 million SF across 34 Seattle-office projects, about five new starts this year, and key developments including Fred310 in Frederickson, Des Moines Creek/Seattle Gateway near SeaTac, and Mount Vista in Ridgefield/Vancouver. They discuss market vacancy (about 10% Seattle, 6.8% Portland), big-box demand, tight land supply, multi-year entitlements, improving equity conditions, and the organizational impact of Bart Brynestad's retirement and his "get it leased" philosophy. 0:00 The flight to quality in industrial real estate 2:45 Introducing Travis Hale and Panattoni Development 5:30 Current projects and the big box market outlook 8:15 Understanding vacancy rates and rent growth 11:00 Land competition and the entitlement process 14:30 Pioneering new markets and job distribution 17:45 The state of equity and capital markets 20:15 Regional trends and the legacy of Bart Brynestad

    23 min

  3. APR 3

    The 7-Million-Square-Foot Warning: Why Industrial Sublease Space is Exploding

    Industrial Tenant Defaults Rising: Small-Space "Midnight Moves" and Growing Sublease Supply On the Industrial Advisors podcast, Bill Condon and Matt McGregor discuss a recent rise in tenant defaults over the past six months, especially in smaller industrial spaces, drawing parallels to the post-2008 era when small tenants drove vacancy spikes (flex vacancy rising to 22% from 4%). They attribute today's defaults to COVID-era leasing decisions, tenants taking more space at higher rents amid inflated sales, and supply-chain constraints - followed by economic softening and supply-chain correction. They cite recent examples of a 16,000-square-foot "midnight move," a 20,000-square-foot business failure, late-rent letters, and even a 110,000-square-foot issue. Sublease inventory has grown from about 400,000 square feet in late 2022 to over 7 million, increasing default risk. They advise landlords to monitor rent closely, communicate early, and consider payment plans, while tenants should be transparent and engage landlords before arrears accumulate. 0:00 Introduction to Tenant Defaults 0:42 Historical Trends and the 2008 Comparison 1:25 Why COVID-Era Leases are Failing Now 2:15 Recent Examples of Midnight Moves and Defaults 3:10 The Massive Surge in Sublease Inventory 4:00 Advice for Landlords and Tenants

    5 min

  4. MAR 27

    How to Master AI Adoption in Commercial Real Estate

    Human-First AI Adoption in Commercial Real Estate: Turning Tools into ROI On the Industrial Advisors podcast, hosts Bill Condon and Matt McGregor interview Michelle Hamilton, a former commercial real estate and AEC strategic leader who founded Spark AI Strategy and AI Class Lab and was recruited by Answer Rocket to lead change management and AI implementation. Hamilton says many firms invest heavily in AI tools but miss ROI by neglecting human-first adoption, hands-on training, and governance, which can drive risky "shadow AI" use when employees turn to personal accounts. She describes AI's value in CRE as a practice/research partner that automates research and reporting, converts historical data into actionable insights via conversational use cases, and enables brand-aligned communications by training chatbots with company and personal standards. She discusses job impacts, noting layoffs from failed replacement assumptions and pointing to legal research and some consulting roles as most exposed, while advocating upskilling employees as AI orchestrators. She also highlights education shifting professors toward coaching and emphasizes citations and bibliographies. Finally, she outlines a phased engagement model: companywide AI 101, governance, department stakeholder sessions, 80% hands-on training, and an IP-based prompt library. 0:00 Intro and Michelle Hamilton Background 2:40 The State of AI in Commercial Real Estate 5:00 Human-First AI Adoption Strategies 7:30 Real World AI Examples for Brokers and Investors 10:00 Managing Data Security and Shadow AI 12:45 Personal Branding and AI Email Communication 15:15 Will AI Replace Jobs in the Industry? 17:45 The Future of AI in Education and Universities 20:15 How to Implement AI in Your Organization 22:18 Conclusion and Final Thoughts

    22 min

  5. MAR 20

    Shipping, Supply Chains, and Global Risk: What Every Industrial Investor Needs to Know

    Shipping Expert Sal Mercogliano on Iran, Red Sea Disruptions, and the Future of U.S. Ports On the Industrial Advisors podcast, Bill Condon and Matt McGregor interview shipping and logistics expert Sal Mercogliano, a former merchant mariner and professor who created the YouTube channel "What's Going On With Shipping," which grew rapidly after the Ever Given Suez incident. Mercogliano explains how conflict involving Iran is disrupting shipping through insurance constraints in the Persian Gulf, affecting energy flows and container trade, and compounding Red Sea diversions around Africa and increased reliance on the Panama Canal. He describes how supply chain shocks ripple globally, raising surcharges and likely freight rates. The conversation covers post-COVID diversification away from overreliance on China toward other Asian countries, though China remains significant. Mercogliano discusses competitive dynamics for Seattle/Tacoma versus Vancouver and Prince Rupert, the importance of port productivity, and advises shippers and 3PLs to diversify routes and facilities to remain nimble amid ongoing uncertainty and disruptions. 00:00 Making Shipping Simple 00:36 Meet Sal Murano 01:12 From Sea to Classroom 01:53 YouTube Channel Explosion 04:04 Humor and Pop Culture 04:51 Iran Conflict Shipping Impacts 06:41 US Coasts and Port Shifts 08:22 Moving Beyond China 09:51 Seattle Tacoma Port Outlook 12:36 3PL Strategy and Resilience 15:52 Biggest Risks Next Year 18:20 Wrap Up and Thanks

    19 min

  6. JAN 30

    The Return of the Landlord Pitch: What's Driving It in 2026

    The Resurgence of Landlord Pitches in the Changing Market   In this episode of the Industrial Advisors podcast, hosts Bill Condon and Matt McGregor discuss the evolving dynamics of landlord pitches in the real estate market. They reflect on how landlord pitches were more common in the past whenever a property sold, but became rare over the last decade due to dominant capital markets teams controlling listings. However, with increased market diversification and a softening market, landlords are now more inclined to seek out the best leasing teams through pitching processes. The hosts advocate for the importance of these competitive evaluations to ensure landlords hire the most adept listing teams for their assets.   00:00 Introduction to Landlord Pitches   00:47 The Decline of Landlord Pitches   01:18 Market Shifts and Their Impact   02:01 The Role of Capital Markets   02:30 The Importance of Competitive Leasing   03:18 Encouraging Competitive Practices   04:34 Conclusion and Final Thoughts

    5 min

  7. JAN 23

    From Worst to First: Leadership Lessons from the CFB National Champions

    Lessons from the Indiana Hoosiers: Parallels Between Football and Real Estate Success In this episode of the Industrial Advisors podcast, hosts Bill Condon and Matt McGregor discuss the remarkable turnaround of the Indiana Hoosiers football team, who went from being historically the worst program to winning the national championship. They draw parallels between the success of the football team and successful commercial real estate teams. Key points include the importance of leadership, discipline, and teamwork. By staying true to their roles and consistently performing, both the Hoosiers and successful brokerage teams achieve outstanding results. The hosts also emphasize the importance of responding to adversity and maintaining a disciplined approach to ensure long-term success. 00:00 Introduction and Podcast Overview 00:40 National Championship Game Recap 01:10 Leadership and Training Insights 02:15 Team Roles and Efficiency 02:49 Turnovers and Analytical Approach 03:50 Handling Adversity 04:52 Discipline and Consistency 06:19 Conclusion and Final Thoughts

    6 min

  8. JAN 16

    Breaking Limits with Purpose: Inside the Mind of The Iron Cowboy

    In this episode of the Industrial Advisors podcast, hosts Bill Condon and Matt McGregor interview James Lawrence, famously known as The Iron Cowboy. Lawrence shares insights into his extraordinary achievements, including completing 50 Ironman's in 50 states in 50 days, and later accomplishing 101 Ironman's in 101 days. He explains the symbolic significance of his 101st day and reflects on the criticism he faced during his 50-state challenge. Lawrence emphasizes the importance of learning from mistakes, maintaining mental toughness, and the value of family support in his monumental undertakings. The episode concludes with Lawrence discussing his future goals as he looks forward to turning 50 and seeks to balance his life with health, speed, and personal challenges. 00:00 Introduction: Defying the Impossible 00:43 Welcome to the Podcast 00:53 Meet James Lawrence, the Iron Cowboy 01:52 The Marathon Monks and Day 101 03:54 Facing Criticism and Overcoming Adversity 08:31 The Decision to Conquer 100 Ironmans 12:29 Family Support and Personal Achievements 16:23 Future Goals and Personal Growth 18:13 Books, Documentaries, and Final Thoughts

    19 min
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4.8
out of 5
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About

Supply chain nerds, warehouse gurus, distribution dudes, transportation titans, site selection geeks… No one knows the industrial real estate market better than Colliers International's Matt McGregor and Bill Condon. Tune into their Industrial Advisors' show to find out what you don't know about the market behind the market.

Information

  • Creator
    podcast@industrialadvisors.com (Industrial Advisors)
  • Years Active
    2019 - 2026
  • Episodes
    197
  • Rating
    Clean
  • Copyright
    © 2024 Industrial Advisors Podcast
  • Show Website
    Industrial Advisors

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