If you run a mobile or home-based private practice, leasing an office space can feel like a huge leap. It raises questions about finances, flexibility, and the future of your practice. But if you're losing time (and income) to commuting or turning away clients due to capacity, it may be time to do the math and think seriously about moving into a dedicated space.

Let’s walk through what to consider before signing a lease, from calculating ROI to decoding lease terms and working with a broker.

1. Should You Lease? Let’s Do the Math

Imagine this:

• You see 7 clients per day and drive 15 minutes between each.

• That’s 90 minutes/day lost to commuting.

Now apply the numbers:

• $100 per 30-minute session

• Reclaiming 90 minutes = 3 extra clients/day = $300/day

• $300/day x 4 days/week = $1,200/week

• $1,200/week x 4 weeks = $4,800/month

Even if you only fill two of those three reclaimed spots, that’s still $3,200/month in additional revenue. In many markets, that can cover a modest lease and utilities with room to spare.

The takeaway? Leasing can increase both revenue and efficiency. But it depends on your goals, schedule, and local market.

2. What’s in a Lease? Know Before You Sign

Commercial leases are not one-size-fits-all. Here are key elements to review:

Lease Type:

• Gross Lease: Flat fee, landlord covers most expenses

• Net/Triple Net (NNN): Rent + share of taxes, insurance, maintenance

• Ask: "What expenses are included?"

Term Length & Renewal:

• Usually 1–5 years

• Check for renewal options and early termination clauses

• Ask: "Is there a penalty if I need to exit early?"

Rent & Increases:

• Confirm rent amount, increase frequency, and caps

• Ask: "Are there annual increases or escalation clauses?"

Repairs & Maintenance:

• Who covers HVAC, plumbing, wear and tear?

• Ask: "Who fixes what? Who pays?"

Use of Space:

• Can you decorate? Share with another provider? Access nights/weekends?

• Ask: "Are there restrictions on how I use the space?"

Insurance Requirements:

• Often must carry liability insurance and list landlord as “additional insured"

• Ask: "What coverage do I need?"

3. What Is a Letter of Intent (LOI)?

Before the lease, you might be asked for an LOI.  This is a non-binding document outlining proposed lease terms.

Why LOIs matter:

• Confirm expectations upfront (rent, term, responsibilities)

• Speed up negotiations and clarify deal-breakers early

• Demonstrates you’re serious, which can help secure the space

LOI May Include:

• Monthly rent, lease length, start date

• Who pays for what (utilities, taxes, insurance)

• Any tenant improvements

• Subleasing rules, renewal options

Even though it’s not legally binding, treat your LOI seriously. Have it reviewed by someone with commercial real estate experience.

4. Understanding the Primary Term

The primary term is the initial lease length - typically 12 to 60 months. This is your core commitment, and everything else (rent, renewal, penalties) is built around it.

Shorter Terms (1–2 years):

• Lower commitment

• Easier exit

• May have higher rent, fewer landlord perks

Longer Terms (3–5 years):

• Stability, better incentives (free rent, build-outs)

• Harder to exit early, larger financial risk

Solo or just getting started? Aim for a shorter term with a renewal option or sublease clause.

5. Should You Use a Commercial Real Estate Broker?

Short answer: probably yes. Brokers help you navigate the leasing process, often at no cost to you.

What They Do:

• Find listings that meet your needs (size, zoning, accessibility)

• Explain terms and advocate for you

• Negotiate better deals (rent, improvements, concessions)

• Save time, filter out red flags

Choose a broker with leasing experience who represents tenants, not landlords.

6. Who Pays the Broker? (Hint: Not You)

In most cases, the landlord pays your broker’s commission—not you.

How It Works:

• Brokers are typically paid 4–6% of the total lease value

• If you don’t use a broker, the landlord’s broker often keeps the full amount

Pro tip: Clarify payment early, especially if the lease is small or unique.

Final Thoughts: Leasing an office is a big move. But with the right math, good questions, and support from a broker, it can be a smart way to grow your private practice. Think about what you gain (time, revenue, stability) and make the decision that supports your long-term vision.

Have you leased an office before? What helped you decide?  Or what are you still trying to figure out?