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Medical Office

  • Why do I need an architect to design my medical office interiors?
  • What is my new medical office going to cost?
  • How long will it take to design and build my new office?
  • Do you provide medical office “space planning” services?
  • What if I’m looking to build multiple locations?
  • How much extra does it cost to build green?
  • What is the design process like?
  • What other advice can you lend?

Congratulations. As a physician launching a private practice, you have an opportunity most people don’t enjoy—the ability to shape your work environment. And that’s what you’ll do when you design and outfit your office. The floor coverings you walk on, the chair you sit in, the computer you type at—they’re all within your power. Most of our clients would rather we help with all the planning and organization. You can put it all together yourself or lean on the experts.

Why would you spend your time figuring out the following: To determine how big your waiting room should be, take the number of patients you expect to see during your busiest hour and multiply that number by 2.5 to account for tag-along relatives and friends. Then subtract the number of exam rooms. That’s how many chairs you’ll need. Next, multiply the number of chairs by 20 square feet. Accordingly, a solo practice that peaks at six patients per hour should plan on a 240-square-foot waiting room with 12 chairs.

Some of the decisions you’ll make will be mundane, such as where to buy disposable medical supply. But others will have a major impact on patient care, practice productivity, and your prosperity for years to come. How how do you envision the lay-out for exam rooms? What computer system will reduce medical errors or maximize collections?

Kunau & Cline’s Trusted Partners consider all aspects of your medical office design to create the best experience for you, your staff, and your patients. We can help you navigate the challenges unique to medical architecture and design, including codes and permitting, contractor bidding, construction costs and project schedule. We work with you from initial space location, lease negotiations, office concept, to office layout, to the selection of finishes, to help insure the best medical office design and buildout.

According to a Jan. 11 report from Colliers International, a global real estate company, 33.7 million square feet of medical office building space was under construction across the country in the third quarter of 2012. That could be due to more partnering among hospitals, physicians, health systems and nonprofit companies, which creates the need for new or expanded space. It can also be due to the need for better space and more higher-acuity care that’s moving out of the hospital and into the office setting.

Whatever it is, construction professionals at Kunau & Cline Inc. understand the accuracy that go into building or rebuilding a medical office. We know how to design and build a facility that provides efficient patient flow while meeting current building codes and environmental regulations. Experience makes all the difference. So whether you want to renovate or uplift a medical building, create an addition, or build a new healthcare facility, understanding the details of a project is critical to our success.

Our Agents are eager to assist you! Let us handle the details while you continue doing what you do best. Call today, all of our agents are qualified to help you. 626.583.8484



Optometrists, like other professionals, can explain corneal cross-linking, fit complex bitoric lens designs and manage intraocular pressure. However, many of us cannot explain the difference between a vanilla shell (a minimally finished interior typically with ceilings, lighting, heating, cooling, plumbing, electrical) and a vacant space for lease. Signing a lease without the ability to discern between these shells can cost you hard-earned cash!

Something else to consider: Many doctors sign leases everyday that include terms such as “percentage rents” (part of your gross), “balloon payments” and “loan origination fees” with little understanding of the ramifications of these terms. You completed your education to practice your profession. Let other professionals help you with the details. There is really no sense to get back into school just to complete an office for your practice. Your time is better spent treating patients.

Choose your Real Estate Professional Wisely: Real estate decisions, as is the case with doctor skill and customer service, play a significant role in a practice’s financial success. Talk with colleagues and get referrals to a Real Estate Broker that understands the business. You will save time, money & your energies can be directed to patient care.

The good news: As a medical specialist with a destination business, you’re a desirable tenant. In addition, landlords know that health care’s percentage of G.D.P. is expected to grow from its current 17.8% to 19.6% by 2021, says CMS, and that medical office vacancy rate generally runs 4% less than all office space. In fact, the September 2013 issue of Pensions & Investments sites the ACA as a “shot in the arm” for commercial real estate investing. Thus, you’re in a great position to negotiate a positive lease.

You will need a business plan: If you decide to obtain an institutional loan and complete a build out, you will need to develop a 10 year business plan. The banks will want to make sure you understand your business from an administrative side. This plan will designate services and proportion them according to a specified fee schedule. This will then allow you to seek out a marketing company to develop a plan of action around the business plan.

Speak with one of our Agents to work out the details: 626.583.8484

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Call Today At: 626.583.8484