Office and medical space
Office and medical space is judged by how well it works for your staff, clients, and patients. I compare buildings on true cost and negotiate the build-out your practice or firm needs.
Office and medical space
Office space affects how your team works, how clients see you, and what you spend each month. Medical space adds another layer: plumbing in every exam room, higher electrical loads, accessibility requirements, and easy access for patients.
Comparing offices is harder than it looks. Buildings measure space differently, include different costs in the rent, and offer different amounts toward construction. A suite that looks cheaper per square foot can cost more in practice.
I help firms and practices compare buildings on usable space and total cost, plan for growth, and negotiate the build-out and terms they need. I also work with buyers of office condominiums and small buildings.
Who I help
Professional firms
Law, accounting, insurance, technology, and other offices. I match the building and location to your clients and staff.
Medical and dental practices
You need a space built for patients and equipment. I focus on buildings that can support it and landlords willing to fund the build-out.
Owners and buyers
You want to own your office instead of leasing. I compare office condominiums and small buildings against the cost of leasing.
On your side at every step
Define your space needs
Headcount, layout, and room for growth.
Shortlist buildings
By location, quality, parking, and budget.
Compare usable space
So you are comparing what you can actually use.
Test the layout
I arrange test layouts to confirm your team fits.
Negotiate
Rent, allowance, parking, signage, and expansion rights.
Coordinate build-out
I follow construction through to move-in.
How it works, step by step
Needs assessment
Week 1We count people, offices, and rooms, and decide what the space must do. Medical users list equipment and plumbing needs.
Building shortlist
Weeks 1 to 3I present options with rent, what is included, parking, and available allowance.
Tours and test layouts
Weeks 2 to 5We tour, and the landlord's architect draws a layout for your top choices.
Letter of intent
Weeks 5 to 7I submit proposals and negotiate the main terms.
Lease negotiation
Weeks 7 to 11Your attorney reviews the lease while I negotiate business points.
Construction and move-in
2 to 6 monthsThe space is built to plan. Medical space takes longest.
Compare the space you can actually use
Suite A: 2,000 rentable sq ft at $28. About 1,740 usable sq ft after shared areas. Annual rent: $56,000.
Suite B: 1,850 rentable sq ft at $30. About 1,710 usable sq ft after shared areas. Annual rent: $55,500.
Takeaway: Suite B has the higher rate but gives you nearly the same usable space for less money. The quoted rate alone does not tell you the cost.
Illustration only. Shared-area factors vary by building.
What to budget for
The terms that matter
Building class
Class A buildings are the newest with the best finishes and amenities. Class B and C are older and less expensive. The right choice depends on your clients and budget.
Rentable and usable space
You pay rent on your suite plus a share of lobbies, corridors, and restrooms. Buildings with larger shared areas give you less usable space for the same rentable figure.
Full-service leases
Many office leases bundle taxes, insurance, maintenance, and sometimes utilities into the rent, with increases over a base year passed to you.
Build-out allowance
Landlords contribute a set amount per square foot toward construction. Longer leases and stronger tenants earn more.
Parking
The number of spaces per 1,000 square feet matters, especially for practices with steady patient flow.
After-hours access
Check building hours and what cooling costs on evenings and weekends if you work or see patients then.
Medical requirements
Plumbing to each room, electrical capacity, accessibility, and patient drop-off should all be confirmed before you sign.
Lease or buy
Owning an office condominium or small building can make sense if you plan to stay for many years.
What is negotiable
Have these ready
- Current headcount and expected growth
- A list of offices, rooms, and shared areas you need
- Equipment and plumbing needs for medical users
- Preferred locations for staff and clients
- An all-in monthly budget
- Business financial statements
- Your current lease end date
What to avoid
- — Comparing quoted rates instead of usable space and total cost.
- — Leasing too little space for planned hiring.
- — Overlooking parking for patients and staff.
- — Forgetting after-hours cooling charges.
- — Accepting a short lease after funding an expensive medical build-out.
- — Starting the search too close to your lease end.
Frequently asked
An owner's perspective on every deal
Financial training
A bachelor's degree in finance and marketing from the University of Houston and an MBA from Texas Woman's University.
Corporate experience
More than a decade in corporate roles before real estate.
Proven volume
165+ closed sales and leases across Greater Houston.
Multilingual
Negotiations and guidance in English, Hindi, and Urdu.
Tell me what you need
This page is general education, not legal, tax, or financial advice.