What is a tenant improvement allowance and how much can I negotiate?

A tenant improvement allowance is money the landlord contributes toward customizing your space. Amounts vary by term, market, and use.

A tenant improvement allowance (TI) is a sum the landlord provides to help build out or renovate your leased space, usually expressed as a dollar amount per square foot.

For healthcare and dental tenants, the TI is one of the most valuable and negotiable parts of a lease, because medical buildouts — plumbing, electrical capacity, specialized rooms — are far more expensive than standard office space. How much you can negotiate depends on the length of the lease, the strength of your practice, and the condition of the space. Longer terms and stronger tenants typically unlock larger allowances. The key is to benchmark against comparable medical deals in your submarket rather than accepting a standard office figure, and to negotiate it at the letter of intent stage when your leverage is highest.

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What are my options if I need to get out of my lease early?

Depending on your lease, you may be able to sublease, assign the lease, or negotiate an early termination — largely set by what you negotiated up front.

Can I open a medical or dental practice in any commercial space?

No. Zoning determines whether a clinical use is allowed. Retail and industrial spaces often require a special use permit or variance for medical use.

Will I be personally liable if my practice can't pay the lease?

If you sign a personal guaranty, yes — your personal assets are at risk. But it can often be limited via a good-guy clause, burn-off, or dollar cap.

Can my landlord rent nearby space to a competitor?

Not if you negotiate an exclusivity clause. It stops the landlord from leasing other space in the property to competing uses — a key protection.

What is an SBA 504 loan and how much down payment does it require?

An SBA 504 loan is a government-backed program that lets owner-occupant practices buy their building with about 10% down, versus 20–25% conventional.

Why do I pay rent on more square footage than I actually use?

Rent is charged on rentable square footage, which adds a share of common areas. The load factor can make two identical rents cost very different amounts.

What are CAM charges and how do NNN leases work?

In an NNN lease, you pay base rent plus your share of property taxes, insurance, and common area maintenance (CAM), raising your true occupancy cost.

What should multi-location operators consider before expanding into West Loop?

Multi-location operators should evaluate West Loop within a broader portfolio strategy, not as a standalone expansion decision.

How does tenant representation protect operators leasing space in West Loop?

Tenant representation helps operators negotiate lease terms that reduce risk, control costs, and preserve long-term flexibility in West Loop.

Do you assist with property purchases?

Yes. Buyer representation includes acquisition analysis, lease-vs-buy evaluation, and negotiation.

What is Flex Advisory?

Flex Advisory supports businesses needing adaptable footprints or uncertain growth trajectories.

Can you compare multiple markets or suburbs?

Yes. We provide side-by-side market comparisons including rent, incentives, and operational fit.

How does site selection work?

We evaluate demographics, zoning, visibility, access, competition, and long-term growth to identify the best locations.

Do you handle lease negotiations directly?

Yes. We negotiate directly with landlords and their brokers to secure favorable terms and reduce long-term risk.

What does tenant representation include?

Site selection, market analysis, lease negotiations, financial modeling, and long-term occupancy planning.

Is this advisory suitable for new practices or only established dentists?

We support first-time practice owners selecting their initial location, also established dentists relocating, expanding, or renegotiating existing leases.

Can you help with lease negotiations and buildout risk?

We structure and negotiate lease terms to protect dentists from excessive buildout costs, unfavorable renewal clauses, and exit limitations.

How is dental real estate different from standard office space?

Dental spaces require specialized infrastructure—plumbing, power, HVAC, ceiling heights, and medical-use compliance.

When should a dentist engage real estate advisory?

Ideally before touring spaces or discussing lease terms, when options and leverage are highest.

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What to expect:

Tenant & owner occupied representation
Healthcare & service-focused
Chicago & suburban markets

What is a tenant improvement allowance and how much can I negotiate?

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