Question 1

What types of healthcare tenants do you represent?

Accepted Answer

We act for general practices, specialist and procedural clinics, dental and allied health groups, day hospitals, radiology and pathology providers, mental health services and multi-site healthcare operators across Australia.

Question 2

Do you also act for landlords?

Accepted Answer

No. We represent tenants exclusively. We are never paid by a landlord or a landlord's agent, so there is no conflict of interest in any negotiation we run on your behalf.

Question 3

How does your tenant advisory process work?

Accepted Answer

We start with a discovery call to understand your clinical model, space needs and critical dates. From there we audit the lease, benchmark the market, set a negotiation strategy and deal directly with the landlord or their agent through to signed terms.

Question 4

When should we start a lease renewal?

Accepted Answer

Twelve to eighteen months before expiry. Starting early keeps relocation a genuine option, and that option is what creates leverage. If your option date is closer than that, contact us — there is usually still room to improve terms.

Question 5

Can you help us find and secure a new site?

Accepted Answer

Yes. We run catchment and demand analysis, search listed and off-market stock, shortlist premises on total occupancy cost and clinical fit, then negotiate the deal and heads of agreement.

Question 6

Can you work with our existing advisers?

Accepted Answer

Absolutely. We regularly collaborate with practice managers, accountants, fit-out designers, project managers and property lawyers, either as lead adviser or as part of a wider team.

Question 7

What does tenant advisory actually cover?

Accepted Answer

Occupancy strategy, market rent benchmarking, lease audits, negotiation strategy and landlord management — from first brief through to signed terms.

Question 8

We already have an agent. Why use a tenant adviser?

Accepted Answer

Most agents are paid by landlords. A tenant adviser is paid by you, so incentives, make-good, option structures and rent are negotiated for your side only.

Question 9

Do you work outside metropolitan areas?

Accepted Answer

Yes. We advise on metropolitan, regional and outer-growth-corridor healthcare tenancies across Australia.

Question 10

How do you benchmark our rent?

Accepted Answer

Against real transaction evidence for comparable healthcare tenancies — not asking rents — including incentive levels, outgoings and effective rent.

Question 11

When should we start a renewal?

Accepted Answer

Twelve to eighteen months before expiry. Leverage comes from having a credible alternative, and that takes time to build.

Question 12

Our option date is weeks away — is it too late?

Accepted Answer

Rarely. Even inside an option window there is usually room to improve incentives, review mechanisms and make-good liability.

Question 13

Can make-good be capped?

Accepted Answer

Yes, and it should be. We cap reinstatement to a defined figure, exclude landlord-benefiting works and record a photographic condition schedule.

Question 14

What about market rent determinations?

Accepted Answer

We prepare the evidence, brief the valuer and argue the tenant case, including ratchet clauses and comparable selection.

Question 15

How do you choose a location?

Accepted Answer

Catchment first. We model patient demand, referral patterns, competitor density, transport and parking before we look at available stock.

Question 16

Do you find off-market premises?

Accepted Answer

Yes. We canvass owners, developers and agents directly so options surface before they reach the listing portals.

Question 17

How do you compare shortlisted sites?

Accepted Answer

On total occupancy cost over the term — rent, incentives, outgoings, fit-out spend, make-good and compliance works — not headline rent.

Question 18

Can you check a site suits our clinical fit-out?

Accepted Answer

Yes. We test floor plate, servicing, ceiling heights, access, compliance and parking against your clinical model before you commit.

Question 19

How many sites make a portfolio engagement worthwhile?

Accepted Answer

From about three. Once critical dates sit across multiple leases, a single register and a rolling programme pay for themselves quickly.

Question 20

What is in the lease register?

Accepted Answer

Every tenancy with its dates, rents, review mechanisms, options, outgoings, make-good obligations and guarantee positions in one view.

Question 21

Can you help us exit an underperforming site?

Accepted Answer

Yes — surrender negotiation, sublease and assignment strategy, and staged consolidation into better-performing tenancies.

Question 22

Do you report to boards?

Accepted Answer

Yes. We produce board-ready occupancy cost benchmarking and renewal programmes for property committees and partner groups.

Common questions about tenant advisory.

General

Tenant Advisory

Lease Negotiation & Renewals

Site Selection & Acquisition

Portfolio & Occupancy Strategy