Medical Office Tenant Representation in Southlake & DFW

Quick answer: Medical office tenant representation in Southlake is free to the tenant - the landlord pays the commission. A medical buildout requires specialized plumbing, electrical, HVAC, and ADA scope that drives TI requirements 2–4x higher than standard office, and the right tenant rep negotiates for that.

Why medical office is its own discipline

A general office tenant rep does not negotiate medical office well. The buildout requirements are fundamentally different:

• Plumbing: sinks per exam room, hand-washing stations, lab drains, eye-wash stations
• Electrical: higher amperage for imaging equipment, dedicated circuits, emergency power
• HVAC: higher air-change rates, isolation rooms for infection control
• Walls: lead-lined for imaging, sound attenuation for HIPAA compliance
• ADA: stricter than baseline office for clinical spaces
• Generator backup: required for many specialties

A standard $20–$50 PSF TI does not buy a medical buildout. Negotiating with that assumption costs the tenant tens of thousands.

Southlake medical office market snapshot

• Lease rates: $30–$45 PSF/yr modified gross
• Vacancy: ~7% (tight; plan 4–6 months ahead)
• Primary corridors: SH 114 medical clusters, near Methodist Southlake Medical Center, FM 1709 professional office
• Zoning: O-1, O-2, and select C-2/C-3 with conditional use permits

TI we target for medical office tenants

• Primary care / general practice: $50–$80 PSF
• Dental: $70–$110 PSF (plumbing-heavy)
• Specialty (imaging, dermatology, orthopedics): $80–$120 PSF
• Urgent care: $80–$150 PSF (24-hour HVAC, generator)
• Surgery centers: $150–$300+ PSF (specialized; often build-to-suit)

Lease clauses unique to medical office

• Generator backup rights - landlord-provided vs. tenant-installed; permitting through the City of Southlake
• Roof penetration rights - for HVAC, exhaust, and antenna
• Hazardous waste disposal - medical waste handling, sharps, regulated lab waste
• Co-tenancy / non-compete - protect your specialty from a direct competitor in the same building or center
• HIPAA-compliant signage and storage - soundproof partitions, secure file storage
• Hours of operation flexibility - after-hours HVAC, weekend access without extra charge
• Patient parking ratios - typically 5–6 spaces per 1,000 SF, higher than general office

Why use a Southlake-focused medical office tenant rep

Working with a tenant rep who specifically handles medical office in Southlake means:

• We know which buildings are pre-plumbed for medical (huge TI savings)
• We have relationships with the landlords who already have medical tenants and accept the use
• We pre-negotiate the conditional use permit timeline with the City of Southlake into the LOI
• We size the TI allowance correctly for your specific specialty, not a generic $30 PSF assumption

Process for medical office tenants

1. Discovery call - specialty, equipment list, exam room count, generator needs, timeline
2. Building shortlist - focus on pre-plumbed medical buildings to reduce TI risk
3. Tours with our specialist - plumbing, electrical, HVAC, generator path
4. TI sizing - written estimate from a medical-experienced GC before LOI submission
5. LOI with TI + free-rent-during-buildout structured correctly
6. Lease red-line with medical-specific clauses

Tenant rep is free in Southlake - landlord pays the commission. Call (817) 559-1235 or email Daniel.weber@svn.com to start.