Commercial Lease Representation for Physicians, Dentists, Medical Practices, and Healthcare Businesses Throughout Florida

A medical office lease is one of the most important long-term financial commitments a healthcare practice will make. Whether you are opening your first office, relocating an established practice, expanding into multiple locations, or negotiating space in a medical office building, the terms of your lease can significantly affect your profitability, operational flexibility, and long-term success.

Unlike traditional commercial leases, medical office leases often include unique provisions relating to patient access, specialized build-outs, medical equipment, parking, regulatory requirements, signage, and long-term occupancy. A carefully negotiated lease can help protect your investment, reduce future disputes, and provide flexibility as your practice grows.

At St. Johns Law Group, we represent physicians, dentists, healthcare providers, medical groups, ambulatory surgery centers, medical spas, imaging centers, urgent care facilities, and other healthcare businesses in the negotiation, drafting, review, and enforcement of medical office leases throughout Florida.

14 Attorneys and 300+ Years of Combined Experience

Douglas N. Burnett is a former Attorney for a National Medical Provider with Multiple Practices and over 200 Locations

Our attorneys combine experience in commercial real estate, healthcare business law, land use and zoning, business transactions, financing, and commercial litigation to provide comprehensive legal counsel throughout every stage of a healthcare real estate transaction.

Medical Office Leasing Requires Specialized Legal Counsel

Healthcare providers have operational needs that differ significantly from other commercial tenants.

Medical office leases frequently involve issues such as:

• Specialized medical build-outs

• Imaging equipment requirements

• Procedure rooms

• Surgery suites

• ADA accessibility

• Parking requirements

• Patient privacy considerations

• Utility demands

• Medical gas systems

• Signage approvals

• Exclusive use provisions – protect your investment

• Future expansion rights

Our attorneys help clients negotiate lease provisions that support both current operations and long-term business objectives.

We Represent Healthcare Tenants and Property Owners

We represent a broad range of healthcare professionals and healthcare organizations, including:

• Physicians

• Medical Groups

• Dentists

• Endodontists

• Orthodontists

• Oral and Maxillofacial Surgeons

• Optometrists

• Ophthalmologists

• Chiropractors

• Physical Therapists

• Occupational Therapists

• Behavioral Health Practices

• Psychiatrists

• Psychologists

• Nurse Practitioners

• Physician Assistants

• Home Health Agencies

• Urgent Care Centers

• Medical Spas

• Ambulatory Surgery Centers

• Imaging Centers

• Dialysis Centers

• Veterinary Practices

We also represent landlords, developers, investors, and owners of medical office buildings in leasing and development matters.

Lease Negotiation

Every lease should be carefully negotiated before execution.

Our attorneys assist clients with:

• Letter of Intent (LOI) review

• Lease negotiation

• Drafting lease amendments

• Lease renewals

• Lease assignments

• Subleases

• Early termination provisions

• Expansion rights

• Relocation provisions

• Purchase options

• Right of first refusal

• Exclusive use provisions

Our objective is to negotiate terms that provide flexibility while reducing future legal and financial risks.

Tenant Improvements and Medical Build-Outs

Healthcare providers frequently require substantial improvements before occupying leased space.

Medical build-outs may include:

• Examination rooms

• Surgical suites

• Imaging facilities

• Laboratory areas

• Sterilization rooms

• Medical gas systems

• Specialized electrical requirements

• Radiation shielding

• Accessibility improvements

• Reception areas

• Pharmacy space

We help clients negotiate responsibility for design, permitting, construction costs, tenant improvement allowances, construction timelines, and completion standards.

Rent, CAM Charges, and Operating Expenses

Base rent is only one component of the total occupancy cost.

Medical office leases frequently include:

• Common Area Maintenance (CAM) charges

• Property taxes

• Insurance

• Utilities

• Maintenance obligations

• Capital expenditures

• Administrative fees

• Operating expense reconciliations

We review these provisions carefully to help clients understand the total financial obligations associated with the lease.

Exclusive Use and Competition

Many healthcare providers rely upon exclusive use provisions to protect their business.

Depending upon the practice, exclusive use clauses may restrict landlords from leasing nearby space to competing providers offering similar healthcare services.

These provisions may be particularly important for:

• Specialty medical practices

• Dental practices

• Imaging centers

• Urgent care centers

• Medical spas

• Ambulatory surgery centers

Properly drafted exclusive use provisions can protect referral relationships and business investments.

Pro Tip:  If the leased space is in a building unit, a restrictive covenant or amendment to the condo documents can often be made to protect exclusivity.

Assignment, Subleasing, and Practice Sales

Healthcare practices often evolve over time.

A lease should address future events such as:

• Practice sales

• Ownership changes

• Physician retirements

• Partnership changes

• Business mergers

• Expansion into additional locations

• Assignment of lease rights

• Subleasing

Planning for these possibilities during lease negotiations often provides valuable flexibility later.

Medical Office Purchases and Purchase Options

Some healthcare providers lease space with the intention of eventually purchasing the property.

We advise clients regarding:

• Purchase options

• Rights of first refusal

• Purchase agreements

• Commercial financing

• Due diligence

• Title review

• Survey review

• Closing coordination

Our attorneys also represent healthcare providers purchasing standalone medical office buildings and medical office condominiums.

Land Use, Zoning, and Development

Healthcare facilities often require local government approvals before operations can begin.

Our attorneys assist with:

• Zoning approvals

• Conditional Use approvals

• Medical office development

• Site plan review

• Parking requirements

• Signage approvals

• Development agreements

• Permitting coordination

By coordinating real estate and land use issues early, we help clients avoid costly delays.

Financing Medical Office Space

Healthcare real estate transactions frequently involve commercial financing.

Our attorneys assist with:

• Commercial loans

• SBA financing

• Promissory notes

• Loan documents

• Security agreements

• Personal guarantees

• Lender coordination

• Closing requirements

Lease Disputes and Litigation

Despite careful planning, disputes sometimes arise during the lease term.

Our litigation team represents clients in matters involving:

• Lease defaults

• Rent disputes

• CAM disputes

• Construction disputes

• Tenant improvement claims

• Assignment disputes

• Property damage

• Breach of lease

• Eviction actions

• Commercial litigation

When disputes cannot be resolved through negotiation, our trial attorneys are prepared to protect our clients’ interests.

Why Healthcare Providers Choose St. Johns Law Group

Medical office leasing often intersects with numerous other legal issues affecting healthcare businesses.

Our multidisciplinary team regularly assists clients with:

• Healthcare Business Law

• Medical Practice Formation

• Medical Practice Acquisitions and Sales

• Physician Employment Agreements

• Restrictive Covenants – Noncompetes

• Management Services Agreements (MSAs)

• Professional Services Agreements (PSAs)

• Commercial Real Estate

• Outside General Counsel Services

• Asset Protection

• Succession Planning

• Tax Planning

• Commercial Litigation

By bringing together attorneys experienced in commercial real estate, business law, land use, financing, and litigation, we provide healthcare providers with comprehensive legal counsel under one roof.

Frequently Asked Questions

Should I have an attorney review a medical office lease before signing?

Yes. Medical office leases often contain complex provisions regarding rent, tenant improvements, CAM charges, exclusivity, assignment rights, renewal options, and termination provisions. Early legal review can help identify risks and negotiate more favorable terms.

What are CAM charges?

Common Area Maintenance (CAM) charges are expenses shared among tenants for maintaining common areas of a commercial property. These charges should be clearly defined in the lease, and tenants should understand how they are calculated and allocated.

Can I assign my lease if I sell my practice?

Possibly. The answer depends on the lease language. Assignment rights should be negotiated before signing to provide flexibility if the practice is sold or reorganized.

Should my lease include a purchase option?

For some healthcare providers, a purchase option or right of first refusal may provide valuable long-term flexibility. Whether these provisions are appropriate depends on the property, business goals, and negotiations between the parties.

Protect Your Practice Before You Sign

Your medical office lease will affect your business for years to come. Careful negotiation today can help reduce future disputes, control occupancy costs, and provide flexibility as your practice grows.

Whether you are opening a new office, relocating your practice, negotiating a lease renewal, purchasing a medical office building, or expanding into additional locations, the attorneys at St. Johns Law Group are ready to help.

Contact St. Johns Law Group today to schedule a consultation regarding your medical office leasing or healthcare real estate needs.

 Call us today at (904) 495-0400 or email Douglas N. Burnett directly.

At St. Johns Law Group, we are committed to delivering the Dedicated & Responsive Service® you can count on.