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Medical Office Tenant Improvement Calculator

Medical office TI costs vary from primary care to surgery/imaging specialty suites.

Total sqft

Exam rooms

Specialty factor (1.0-3.0)

Base TI / sqft

Medical gas allow / room

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.

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Medical Office Tenant Improvement Calculator is built to give a quick, browser-based estimate for medical office tenant improvement. Medical office TI costs vary from primary care to surgery/imaging specialty suites. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the medical office tenant improvement result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this medical office tenant improvement estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

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.