What should I ask a landlord before leasing dental space?
On this page
Ask whether the space can physically support a dental office, then whether the lease protects your practice for its full term, typically about 10 years (Henry Schein). In 2026, confirm power, plumbing, parking, zoning and permitted use, hazardous-materials language, the TI allowance, guarantees and your right to sell or bring in associates.
Key facts
| Item | Guidance | Source |
|---|---|---|
| Typical dental lease length | About 10 years | Henry Schein |
| Space per operatory | About 500 sq ft per chair (rule of thumb) | Henry Schein (Tholen) |
| Electrical service | 400–500 amps for the average dental office | Henry Schein (Tholen) |
| Parking | At least 5 spaces per 1,000 sq ft (vs. a typical 3 landlords allocate) | Henry Schein (Tholen) |
| Columns | Add about 50 sq ft to the plan for each column | Henry Schein (Tholen) |
| Zoning | Confirm 9–12 months before opening | Benco Dental |
Questions about the space (1–10)
- Is dental use permitted under zoning and the lease's permitted-use clause? Benco's timeline puts zoning confirmation 9–12 months before opening (Benco Dental), and Dental & Medical Counsel flags the permitted-use clause for review (Dental & Medical Counsel).
- How much electrical service comes to the suite? One consultant cites 400–500 amps for an average dental office (Henry Schein (Tholen)).
- Where are the water supply, sewer and drain lines, and can we trench the slab? Henry Schein asks whether the space is set up with appropriate plumbing and electrical (Henry Schein).
- How many parking spaces are allocated to the suite? Tholen recommends at least five per 1,000 sq ft, versus the three landlords often allocate (Henry Schein (Tholen)).
- Where are the columns, and how regular is the shape? Add about 50 sq ft per column and 50–75 sq ft per irregularity (Henry Schein (Tholen)).
- Is there a second exit separate from the patient entrance? Fire codes may require one (Henry Schein (Tholen)).
- What is the HVAC capacity, and can we zone it? A mechanical room adds heat; see dental mechanical room planning.
- Who occupies the adjacent suites, and will that change? Neighbor occupancy affects x-ray shielding design (NC DHHS). See x-ray shielding.
- Is the building's path of travel ADA-compliant, and who pays if not? Landlord and tenant can allocate ADA responsibility in the lease (28 CFR 36.201).
- Is exterior signage included? Tholen recommends negotiating it into the lease (Henry Schein (Tholen)).
To test whether your plan fits before you answer the rest, the free dream-practice builder (coming soon) is planned for sketching rooms, operatory counts and layouts.
Questions about construction (11–16)
- What condition will the space be delivered in? Ask for broom-clean, systems operational, code-compliant base building, watertight roof and no hazardous materials (Husch Blackwell).
- How much is the TI allowance, and what can it pay for? Including soft costs, cabling and FF&E (Husch Blackwell). See TI allowance.
- How and when is the allowance paid? Ask for an offset right if it isn't paid within 30 days of meeting draw conditions (Husch Blackwell).
- Who picks the contractor, and can I approve the budget and change orders? (Husch Blackwell)
- When does rent start? Tenant-side counsel recommends after substantial completion (Husch Blackwell).
- What are my restoration obligations when the lease ends? (Dental & Medical Counsel)
For the full construction exhibit, see the dental lease work letter checklist.
To compare the allowance with the real cost, the free build-out cost & timeline calculator (coming soon) is planned to combine square footage, operatory count and region into a budget and schedule.
Questions about the lease terms (17–25)
- Are the rent and annual escalations fair? (Henry Schein)
- Is the lease in my personal name, or is there a personal guarantee? (Henry Schein; Dental & Medical Counsel)
- Can I bring in associates or sell the practice and assign the lease? (Henry Schein)
- Is there a relocation clause? (Henry Schein)
- Does the landlord have termination rights? (Henry Schein)
- Will my equipment and attached fixtures stay my property? (Saalfeld Griggs)
- Does the lease allow dental hazardous materials, and will you indemnify me for prior contamination? (Saalfeld Griggs)
- Will you sign my lender's lien waiver, and can you get an SNDA from your lender? (Saalfeld Griggs)
- What renewal options and rights of first refusal do I get? (Saalfeld Griggs)
Why do dental leases need special terms?
Because standard office leases weren't written for dentistry. Saalfeld Griggs notes that most commercial forms prohibit hazardous materials, so a dentist who doesn't negotiate that clause may be in breach on opening day; and standard forms make improvements the landlord's property at termination, which can sweep in cabinets and chairs (Saalfeld Griggs). Henry Schein adds that landlords use clauses that raise rent or block a practice sale (Henry Schein). Have a dental-experienced attorney review the full lease; this page is not legal advice.
How should you use these answers?
Put every answer that matters into the lease or the work letter. A verbal answer from a leasing agent does not bind the landlord, so ask your attorney to turn the important ones into lease language before you sign.
How FloorStack helps
FloorStack is a dental build-out platform that turns your answers into a floor plan and budget before you sign. Start at the Build a Dental Office hub, and read second-generation dental space, how big a dental office should be and build-out timeline.
Free tools on the FloorStack dental build-out platform for this step: Build-out cost & timeline calculator (free tool, coming soon) and Dream-practice builder (free tool, coming soon).
Free tools for this step
- Build-out cost & timeline calculator (free tool, coming soon): estimate budget and schedule from your square footage, operatory count and region.
- Dream-practice builder (free tool, coming soon): sketch rooms, operatory counts and layouts on your own suite before you pay for drawings.
Frequently asked questions
What is the most important question to ask a dental landlord?
Whether the space can support dental use: zoning and permitted use, power, plumbing and parking. Lease terms come next.
How much electricity does a dental office need?
One consultant cites 400–500 amps for an average dental office. Confirm with your engineer and equipment list.
How many parking spaces does a dental office need?
One consultant recommends at least five per 1,000 sq ft.
Should a dental lease include a personal guarantee?
Landlords often ask. Negotiate its size and duration with your attorney.
Can I sell my practice if I lease the space?
Only if the lease allows assignment. Ask about assignment, associates and relocation clauses before signing.
How long is a typical dental office lease?
About 10 years, according to Henry Schein's startup guide.
Sources
- Henry Schein: Practice Startup Guide and Dental Office Lease (PDF)
- Henry Schein: Start-up Specialty Practice, What to Know Before You Break Ground (Mark Tholen, DDS)
- Husch Blackwell: Before You Sign, A Tenant's Guide to Key Work Letter Issues (Dec 2025)
- Saalfeld Griggs: Dental Lease Tenant Checklist (Aug 2016)
- Dental & Medical Counsel: A Dental Lawyer's Guide to Your Dental Office Build-Out
- Benco Dental: Starting a Dental Practice Guide (PDF)
- NC DHHS Radiation Protection: Shielding Plan Review and Post-Installation Survey Requirements (PDF)
- 28 CFR 36.201: General (ADA Title III, landlord and tenant responsibilities)
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