Medical Office for Lease
We understand the Arizona healthcare sector is booming, driven by rapid population growth, an aging demographic, and the expansion of medical services across the Valley. Our expert agents are ready to help you find the right medical office space that supports your practice’s clinical needs, patient flow, and compliance requirements.
What are the differences between leasing medical office space vs. general office space?
Medical space requires specialized plumbing/medical gas, exam-room layout, HIPAA-compliant design, higher parking ratios (5-6/1,000 SF), X-ray shielding, and stricter ADA/accessibility. Lease rates are often quoted as Full-Service Gross (utilities & janitorial included). TI allowances are 2-3 times higher, and landlords tend to prioritize healthcare tenants due to their longer lease terms and higher credit stability.
Is the space already built out for medical use, or will it need plumbing, medical gas, or X-ray shielding?
Approximately 60% of available medical suites are “second-generation” (previously used for medical/dental purposes) and require minimal work. The remainder are vanilla shells or former general offices.
Is the building fully ADA-compliant and HIPAA-ready, and who pays for any upgrades?
All Class A/B medical buildings are ADA-compliant; upgrades (wider doors, accessible restrooms) are almost always landlord-funded via TI. HIPAA compliance (soundproofing, private check-in) is the tenant’s responsibility, but can be rolled into the negotiated TI package.
How many parking spaces per 1,000 SF are available, and is there a covered patient drop-off?
Medical buildings average 5-6 spaces per 1,000 SF (vs. 4/1,000 for general office). Most on-campus or near-hospital properties offer covered drop-off/valet.
Can I get an exclusivity clause so that no direct competitor leases in the same building or center?
Yes – exclusivity (or restricted-use) clauses are standard and highly negotiable in medical deals, especially in multi-tenant buildings.
What lease structure is most common and best for medical tenants?
Full-Service Gross (FSG) or Modified Gross is most common and tenant-friendly for medical practices – base rent includes taxes, insurance, CAM, and often utilities/janitorial.
Who pays for biohazardous waste disposal, sharps containers, and medical waste removal?
The tenant is responsible for medical-specific waste (Stericycle-type contracts), but we negotiate a separate meter or reimbursement if the building has multiple medical users. General trash/janitorial services are usually provided by the landlord under FSG leases.
Can the lease include after-hours HVAC access, and how are overtime utilities billed?
Yes – medical leases almost always include 24/7 HVAC at no extra charge or with a modest per-hour fee ($35–$75/hr).
What size medical office do I need?
Rule of thumb: 1,2000–3,500 SF per provider (includes 6–10 exam rooms, waiting, staff areas, and storage). A 4-provider primary-care practice typically needs 5,000–7,000 SF; add 1,000–2,000 SF per procedure/X-ray room.
How do I negotiate the highest possible TI allowance and free rent months for a medical practice?
Leverage multiple offers, strong financials, longer term, and our market intel.
Is the building zoned for my specialty (dental, chiropractic, dermatology, surgery center, etc.)?
Most medical buildings are pre-zoned for all outpatient uses. We verify zoning and certificate-of-occupancy requirements upfront and negotiate contingency clauses if any upgrades are needed.
Will the landlord provide a non-disturbance agreement in case the property is sold or refinanced?
Yes – a Subordination, Non-Disturbance and Attornment Agreement (SNDA) is standard.
Are there expansion rights or right of first refusal on adjacent suites as my practice grows?
Absolutely – we always negotiate expansion options, rights of first refusal, and must-take clauses so you’re never boxed in as you add providers or services.
Who is responsible for ongoing compliance items like annual fire inspections, elevator maintenance, and generator testing?
The landlord handles structural, roofing, HVAC, elevators, fire systems, and backup generators. Tenant handles interior fire extinguishers and medical-specific equipment.
Does the lease allow subleasing or sharing space with other providers if I don’t need it full-time?
Most medical leases allow subleasing or assignment with landlord approval (not to be unreasonably withheld).
How quickly can I occupy the space, and will the landlord offer rent abatement during build-out?
Typical timeline is 4-8 months from lease execution to opening (permits + build-out). Landlords routinely abate 100% of rent during construction (and often 3-6 additional months).
