Helped Clients Recover Over $25 Billion. Since 1979.
Helped Clients Recover Over $25 Billion. Since 1979.
A medical practice is tied to its space. Buildout for exam rooms and equipment is expensive to move, patients need to find you, and a hospital-affiliated landlord may bring its own lease terms. The Schenk Law Firm advises physicians, dentists, therapists, med spas, and other healthcare practices on medical office leases and the property behind their practices. We also represent the owners who lease space to them.
Medical Office Leases
New leases and lease reviews for medical, dental, therapy, med spa, and wellness practices, including space in hospital-affiliated medical office buildings.
Amendments, Renewals & Expansions
Lease amendments, renewals, and changes in space over the life of a practice’s lease.
Buildout & Improvements
Tenant improvement allowances, work letters, and who owns the improvements at the end of the term.
Leases in a Practice Sale
Assigning the office lease when a practice is sold to another physician, a group, or an investor-backed buyer, coordinated with the purchase agreement.
Buying the Building
Purchases of medical office property by a physician or group, held in a separate LLC that can lease the space back to the practice.
Leasing to Healthcare Tenants
Leases for owners of medical office space, including permitted-use limits, exclusive-use requests, and provisions for medical waste and hazardous materials.
What should a medical practice look for in an office lease?
A permitted use that covers every service you provide, utility capacity for your equipment, limits on any clause that lets the landlord relocate you, after-hours access, and a renewal option that protects your investment in the space.
Does it matter if my landlord is a hospital or a referral source?
It can. When a landlord and a tenant are in a position to refer patients to each other, federal law generally expects a written lease of at least one year, at fair market value rent that doesn’t depend on referrals. We draft the lease with those terms in mind and coordinate with healthcare regulatory counsel when a structure needs a closer look.
What happens to my lease if I sell my practice?
A lease usually requires the landlord’s consent to an assignment. The buyer will want the lease in place for years after closing, and the landlord may ask for a new guaranty. We work through the lease and the consent alongside the purchase agreement.
Should my practice own its building?
Owning can give a practice control over its space and a long-term asset. One structure puts the building in a separate LLC that leases the space to the practice on written terms. We set up the LLC, document the lease between the two, and coordinate tax questions with your CPA.
Who covers the cost of medical buildout?
A landlord may offer a tenant improvement allowance, and the work letter decides who builds what, on what schedule, and who covers costs above the allowance. The lease should also say whether you must remove improvements when you leave.
Experience
David Lizerbram has practiced business law in California for more than two decades and has negotiated many commercial leases. Benjamin Schenk founded and runs a commercial real estate investment and asset management firm.
Healthcare Business Experience
We also advise physicians, med spas, and nurse practitioners on the business side of their practices.
Working With Your Other Advisors
We work alongside your broker, your CPA, and, where needed, healthcare regulatory counsel.
The Schenk Law Firm is based in North Park, San Diego. We advise on healthcare space throughout California.
Our real estate practice covers leases, transactions, and disputes.
Lease drafting and negotiation for office, retail, restaurant, and industrial space.
Formation, ownership, and contracts for physician practices.
California Med Spa Business Advisory
Business structure and contracts for med spas.
California Nurse Practitioner Business Advisory
Business structure and contracts for nurse practitioner practices.
Practice sales and purchases, including the lease that moves with the practice.
A medical lease can run for years and carry the cost of your buildout. Whether you’re opening a practice, renewing, selling, or buying a building, we can review the documents and explain your options.
Contact us today to discuss your medical or healthcare space.
Request a ConsultationYes. We advise medical, dental, therapy, med spa, and wellness practices on their space.
Yes. We review the form, explain the terms that matter most for your practice, and negotiate changes where the landlord allows them.
Usually, with the landlord’s consent. A sublease to another provider should cover the rent split, shared equipment, shared staff, and patient records. A sublease between referral sources may need to meet the same fair market value standards as a direct lease.
The draft lease with all exhibits, the work letter, any letter of intent, any guaranty, and a short note on the services you’ll provide in the space.