Finance category
Mortgage, loan, investing, tax, and money calculators.
Medical Office Tenant Improvement Calculator
Medical office TI costs vary from primary care to surgery/imaging specialty suites.
Total TI
$885,000
TI / sqft
$148
TI / exam room
$88,500
How the math works
Base TI = sqft × base × specialty factor. Plus exam rooms × gas allow.
6,000 × $100 × 1.4 = $840k + 10 × $4,500 = $885k total = $147.50/sqft.
How to Use
- Enter total sqft.
- Enter exam rooms count.
- Enter specialty type factor.
- Enter base TI per sqft.
- Enter plumbing/gas lines needed.
- Read total TI cost and per-sqft.
Frequently Asked Questions
Medical TI cost ranges?
Primary care: $80-160/sqft. Dental: $120-220/sqft (plumbing, X-ray, compressor). Ophthalmology: $150-275/sqft (exam lanes, lasers). OB/GYN: $130-240/sqft. Dermatology: $100-180/sqft. Ambulatory Surgery Center (ASC): $300-650/sqft (OR suites, sterile processing, specialized HVAC). Endoscopy: $250-450/sqft. Imaging (MRI, CT): $400-900/sqft (shielding, structural reinforcement). Cancer/radiation: $600-1,500/sqft.
Primary cost drivers?
Plumbing (sinks per exam room, gas lines, suction): $8-25/sqft. HVAC (higher CFM, separate zones, negative pressure for surgery): $15-60/sqft. Electrical (IT, medical equipment, backup power): $10-35/sqft. Medical gases (nitrous, O2): $5-25/sqft. Shielding (radiation, MRI): $30-150/sqft. Specialized equipment pads (dental chairs, surgical lights): $5-20/sqft.
Landlord vs tenant paid?
Traditional: landlord pays baseline shell TI ($60-120/sqft) + tenant pays specialized (plumbing, equipment). Modern medical: landlord contributes $35-75/sqft TI (negotiated), tenant brings the rest. Hospital-anchored MOB (medical office building): landlord $50-120/sqft TI typical. ASC or surgery: tenant generally pays most TI (specialized, hard to re-let). TI amortization over 10-year lease at 8-10% is standard structure.
Specialty design considerations?
Primary care: 1 exam per 200-250 sqft (8-12 exam rooms in 2,500 sqft). Specialty: 1 exam per 150-200 sqft. Dental: 1 operatory per 120-180 sqft. Surgery: 1 OR per 500-900 sqft (huge). Imaging: 1 scan room per 500-1,200 sqft + magnetic shielding. Reception, nurse station, back office: 30-40% of total. Code compliance (OSHPD in CA, state equivalents): 15-25% premium on build cost.
Related Calculators
More Finance Calculators
Browse all finance →AI Cost Calculator
Compare token costs across OpenAI, Anthropic, and Google AI models. Calculate monthly API spending for GPT-4o, Claude, Gemini, and more.
Tip Calculator
Calculate the perfect tip and split the bill between friends. Choose preset percentages or enter a custom tip amount.
Bill Splitter Calculator
Split an uneven restaurant bill by item, divide tax and tip proportionally, and see exactly who owes whom.
Discount Calculator
Calculate sale price, discount amount, stacked discounts, sales tax, and total savings for any markdown.
Gas Mileage Calculator
Calculate MPG or km/L, estimate trip fuel cost, and compare annual fuel expenses between two vehicles.
Sales Tax Calculator
Add sales tax to a price, reverse-calculate the pre-tax amount from a total, and estimate tax for multiple items on one receipt.
Keep exploring
Next steps in Finance
Previous calculator
Medical Office Reimbursement Gap Calculator
Medical office reimbursement gap — rent affordability gap for tenant based on reimbursement rate changes.
Next calculator
Meeting Space Revenue Per Square Foot Calculator
Meeting space revenue per sqft — F&B + rental revenue density benchmark for event space.