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SummitOS™
Practice Planning Tool

See beyond the advertised rental rate

Lease & Occupancy Cost

Estimate the true cash commitment of a proposed clinic lease, including rent increases, operating-expense pass-throughs, routine facility costs, tenant improvements, concessions, and end-of-term obligations.

✓Starting and effective all-in monthly cost
✓Total economic commitment over the lease term
✓Opening cash, TI timing, and lease-risk checks

What is the landlord actually proposing?

Enter the rentable square footage and the financial terms from the proposal or lease. Commercial rent is commonly quoted per rentable square foot per year, even though the practice pays it monthly.

Space and lease structure

Use the landlord's documents
sq. ft.
years
$/sf/yr
%

Free-rent period

Confirm what remains payable
months
The quoted rent is not the monthly occupancy cost. A $30-per-square-foot proposal can become materially more expensive after NNN/CAM, utilities, parking, waste, cleaning, maintenance, annual increases, and the clinic's share of build-out costs.

What will the practice pay beyond base rent?

Include every recurring facility cost the practice expects to carry. If a charge is already included in the quoted base rent, enter zero here rather than counting it twice.

Landlord pass-throughs

Year-one estimates
$/sf/yr
%

Use a planning estimate when the lease does not cap these costs.

Other recurring facility costs

Monthly in year one
$
$
$
$
$
%

Practice affordability check

Editable planning benchmark
$
%
Ask what can change without your approval. NNN/CAM estimates can be reconciled after year-end. Taxes, insurance, snow removal, utilities, management fees, and capital work may increase faster than base rent unless the lease contains meaningful definitions, exclusions, documentation rights, and caps.

What cash and personal risk come with the lease?

A tenant-improvement allowance reduces the final project cost only if the work qualifies and the landlord pays it. The practice may still have to fund construction first and wait for reimbursement.

Tenant improvements and opening cash

Before the doors open
$

Use the Clinic Space & Build-Out Tool or a contractor-supported estimate.

$/sf
$
%
$
$
$
$

Responsibility, guarantee, and exit

Terms requiring review
days
$
$
Do not sign around an unresolved responsibility. Confirm permitted medical use, zoning, certificate-of-occupancy requirements, ADA and life-safety work, utilities, parking, signage, after-hours access, HVAC capacity and replacement, plumbing, roof and water intrusion, assignment, sublease, casualty, surrender, and TI reimbursement conditions before the lease becomes binding.

Review the proposed lease economics

Confirm the term, square footage, escalations, pass-throughs, recurring facility costs, build-out, landlord concessions, and opening-cash assumptions. The result is an economic planning estimate—not an interpretation of the lease.

Your lease and occupancy outlook

The result converts the proposed lease into an estimated all-in cash commitment.

Starting all-in monthly cost$0Base rent, NNN/CAM, and entered recurring facility costs before abatement
Effective monthly economic cost$0Average over the initial term, including net build-out and exit costs
Total initial-term commitment$0Estimated economic cost—not an accounting lease liability
Peak cash needed before opening$0Includes TI bridge exposure based on the payment timing entered

Starting monthly anatomy

What the first-year quote becomes before any free-rent reduction.

Quoted base rent$0$0 per square foot annually
NNN/CAM pass-through$0$0 per square foot annually
Other recurring facility costs$0Utilities, parking, services, maintenance, and other entered costs

Concessions and opening cash

Economic benefit and the cash timing required to reach opening.

Total modeled concessions$0Free rent, usable TI allowance, and other landlord incentives
TI reimbursement bridge$0Cash carried before landlord payment
Net opening cash after concessions$0Includes deposit and prepaid rent as cash outlays

Practice affordability

Occupancy compared with the expected collected revenue entered.

Year-one operating occupancy0%After entered rent abatement, before build-out economics
Effective economic occupancy0%Annualized effective cost, including net build-out and exit costs
Planning check—Compared with the editable target

Initial-term cost schedule

Annual estimates reflect compounding increases and the entered abatement.

Economic cash view
Lease yearBase rentNNN/CAMOther facility costsAnnual occupancyMonthly average
How the total is built: Initial-term rent and recurring occupancy costs, plus net tenant build-out and entered opening/exit costs, less usable landlord concessions. Refundable deposits and prepaid rent affect opening cash, but prepaid rent is not counted twice in the total commitment.
Important: This educational planning tool provides estimates based solely on user-entered assumptions. It is not a lease review, legal opinion, appraisal, construction estimate, accounting lease calculation, feasibility study, financing commitment, or legal, tax, accounting, real-estate, architectural, engineering, construction, insurance, accessibility, regulatory, or other professional advice. It does not interpret a lease; confirm whether charges, concessions, repairs, compliance work, guarantees, restoration, and other obligations are included. It does not determine zoning, permitted medical use, certificate-of-occupancy requirements, ADA compliance, life-safety or building-code compliance, or clinical suitability. Actual charges and reconciliations may differ materially. Have qualified commercial real-estate, legal, accounting, architectural, engineering, construction, insurance, and operational professionals review the site, documents, and assumptions before signing or relying on a result. Do not enter protected health information or other confidential information.
Planning references: SBA Business Location Guidance · ADA Title III Primer