Physician Decision Tools

Clinic Space & Build-Out Planning

Plan the clinic you need—without paying for space you do not.

Translate your providers, patient flow, rooms, services, lease terms, and build-out assumptions into a practical space range and facility budget.

Start with the practice you are building.

Use the team and patient volume you expect at opening, then include the growth you want the space to support without an early move.

Primary practice type

Type of market ?

Providers seeing patients at the same time when you open

FTE

Providers the clinic should support after growth

FTE

Patient visits per provider on a typical full day

visits

Average time a patient occupies a room ?

min.

Patient-care hours during a typical full day

hr.

Clinical and administrative team members on-site at the busiest time

people

How your team will work

iPlan for concurrent use, not total headcount. Enter the providers and team members who will be in the clinic at the same time. Staggered schedules can reduce the space requirement.

Add the clinical rooms and services your model requires.

Enter rooms that are separate from standard exam or consultation rooms. The tool will calculate the normal exam-room range from your provider workflow.

Dedicated procedure rooms

Separate consultation or counseling rooms

Private provider offices

Lab and medication area

Imaging rooms ?

Therapy, TMS, testing, or other dedicated treatment rooms

Infusion or monitored-treatment chairs

Other specialty rooms not listed above

Average size of each additional specialty room

sq. ft.

Exam rooms already included in a candidate floor plan ?

Rentable square feet in a space you are considering ?

sq. ft.

iEquipment drives architecture. Imaging, infusion, procedures, medical gas, specialty ventilation, sterilization, radiation shielding, or heavy equipment must be programmed with the architect and equipment vendor before a lease is signed.

Use the lease proposal and local construction estimates.

Annual rent is commonly quoted per rentable square foot. Enter base rent separately from NNN, CAM, taxes, insurance, or other pass-through occupancy charges.

Annual base rent per rentable square foot

$/SF

Annual NNN / CAM / taxes / insurance per square foot ?

$/SF

Estimated utilities, janitorial, waste, and facility services each month

Months of free base rent

mo.

Security deposit in months of base rent

mo.

Occupancy reserve after opening

mo.

Condition of the space and expected construction scope

Months from design through opening

mo.

Low construction estimate per square foot

$/SF

High construction estimate per square foot

$/SF

Landlord TI allowance per rentable square foot

$/SF

Design, permits, project fees, and contingency ?

Furniture, equipment, technology, and move-in costs not included in construction

iThe starting construction range is editable. It is only a planning placeholder based on the selected space condition and market. Replace it with written estimates from contractors and the final landlord work letter.

Confirm what will drive the space and facility budget.

Return to any section if an assumption does not match your practice, property, lease proposal, contractor estimate, or equipment plan.

Your clinic space and build-out plan

Your planning range is ready.

Results are based entirely on the assumptions entered above.

--Candidate fit

CalculatingThis is a planning signal—not an architectural program, contractor estimate, or code review.

Future-ready space range0–0 SFRentable square feet

Future exam-room range0–0Standard exam or consultation rooms

Monthly occupancy$0Rent, pass-through costs, and entered services

Facility cash before opening$0–$0After the entered landlord allowance

Opening plan and growth plan

Use the opening range to test near-term efficiency and the future range to avoid an expensive early relocation.

SPACE PROGRAM

Opening configuration

0–0 rentable SF

Exam-room range0–0

Providers at one time0

Approximate waiting seats0

Growth configuration

0–0 rentable SF

Exam-room range0–0

Providers at one time0

Approximate waiting seats0

What is using the space

This is a planning allocation for the growth configuration. An architect must translate it into a site-specific program and floor plan.

ROOM-BY-ROOM

Lease and build-out budget

The estimate separates recurring occupancy from the facility cash needed before and shortly after opening.

BUDGET RANGE

Budget item	Low plan	High plan	How it is calculated

Decision checks before signing

These checks identify the assumptions that deserve the most attention before a lease or construction commitment.

NEXT DILIGENCE

Turn the planning range into an executable clinic.

MedCBO can coordinate site screening, operating requirements, financial planning, vendor selection, technology, compliance, payer readiness, and launch sequencing while licensed architects, engineers, brokers, contractors, attorneys, and other professionals complete their regulated scopes.

Recommended next stepValidate before LOI or lease

Bring to the reviewFloor plan, work letter, bids

Important: This educational planning tool provides mathematical illustrations based solely on user-entered assumptions. It is not architectural, engineering, construction, code, zoning, ADA, licensing, permitting, lease, legal, tax, appraisal, financing, or cost-estimating advice. Results do not account for every site condition, local requirement, landlord work letter, contractor price, equipment specification, infection-control need, regulatory obligation, or project delay. Obtain project-specific advice and written estimates from qualified architects, engineers, contractors, brokers, attorneys, accountants, lenders, insurers, equipment vendors, and regulatory professionals. MedCBO services, availability, scope, and pricing are governed only by a fully executed agreement and applicable SOW. Direct vendor and other third-party expenses may be separate.