> ## Documentation Index
> Fetch the complete documentation index at: https://www.practiceownersguide.com/llms.txt
> Use this file to discover all available pages before exploring further.

# Negotiate your lease

> The lease terms that matter for a practice: TI allowance, exclusivity, assignment, and the exit clauses that decide your sale price later.

A practice lease is a 7-10 year commitment that outlives most business plans,
and its assignment clause quietly sets terms for your eventual
[sale](/guides/sell-your-practice). Use a tenant-rep broker (the landlord pays
their fee) and a lawyer for the final read.

## The terms that matter

| Term                 | What to push for                                                                                                                                       |
| -------------------- | ------------------------------------------------------------------------------------------------------------------------------------------------------ |
| TI allowance         | Landlord-funded buildout dollars per square foot; healthcare buildouts are expensive, this is real money                                               |
| Free rent            | Buildout months plus a ramp cushion (3-9 months is common for new practices)                                                                           |
| Term + options       | Shorter initial term with renewal options at defined rents beats a long lock                                                                           |
| Exclusivity          | Landlord can't lease to a competing specialty in the same center                                                                                       |
| Assignment           | Consent "not to be unreasonably withheld," and permitted transfer to a buyer of the practice or an affiliate entity (MSO/PC reorganizations need this) |
| Personal guarantee   | Limit it: burn-off after X years of clean payment, or cap the amount                                                                                   |
| Use clause           | Broad enough for what you might add (imaging, dispensing, aesthetics)                                                                                  |
| Death/disability out | An exit right your estate will thank you for                                                                                                           |

## Healthcare-specific checks

Zoning and parking for medical use, ADA condition (who pays for compliance),
after-hours HVAC (weekend clinics), medical waste storage, and generator or
power needs for equipment. Confirm the certificate of occupancy allows
clinical use before signing, not during
[buildout month](/start-here/launch-in-4-months).

## Related

* [Startup cost calculator](/reference/startup-cost-calculator)
* [Startup cost worksheet](/reference/startup-costs)
* [Buy a practice](/guides/buy-a-practice)
* [Open a second location](/guides/open-a-second-location)