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Medical Centre Lease Negotiation Guide for Ontario Healthcare Professionals

Shailesh Patel March 16, 2026 6 min read

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Medical Centre Lease Negotiation Guide

Securing the right lease for your medical centre can make or break your practice. Whether you're a physician, dentist, or physiotherapist, understanding commercial lease terms is essential.

Key Lease Terms to Negotiate

**Base Rent**: Medical space in the GTA typically ranges from $15-$35 per square foot, depending on location and building quality. Downtown Toronto commands premium rates, while suburban locations in Brampton and Mississauga offer more competitive pricing.

**Lease Length**: Aim for a minimum 5-year lease with options to renew. Longer terms provide stability for your practice and are often required by lenders.

**Tenant Improvements (TI Allowance)**: Negotiate a TI allowance for medical build-out. Medical spaces require specialized plumbing, electrical, and ventilation systems.

**Exclusivity Clause**: Ensure your lease includes an exclusivity clause preventing the landlord from leasing to competing practices in the same building.

**Operating Costs & CAM**: Understand what's included in Common Area Maintenance (CAM) charges. Medical buildings often have higher operating costs due to enhanced HVAC and cleaning requirements.

Location Selection Tips

Near complementary services: Locate near pharmacies, labs, and imaging centres for patient convenience

Accessible parking: Essential for patient satisfaction, especially for elderly patients

Public transit access: Important for GTA practices, especially near TTC, MiWay, or GO Transit stations

Demographics: Analyze the surrounding population — age, income, and health needs

How Team Shailesh Can Help

With over a decade of experience in healthcare real estate, Team Shailesh negotiates lease terms that protect your interests and support your practice's growth. We understand medical zoning, tenant improvement requirements, and the unique needs of healthcare professionals.

Get in touch for expert lease negotiation support across the GTA.

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