In this episode, Art and Hailee discuss an optometrist in Austin whose construction bids came in far higher than expected—only to discover the landlord’s work letter left out critical components of the space. With no HVAC, no electrical panel, no drywall, and no concrete slab, the tenant was facing tens of thousands in unplanned costs.

Optometry spaces may not require extensive plumbing, but missing core infrastructure can still dramatically shift the budget.

This episode highlights:
• Why MEPs are essential for receiving real—not inflated—contractor bids
• How a cold, dark shell alters cost expectations for optometry practices
• The role of the landlord’s work letter in avoiding construction surprises
• When and how to negotiate TI money to compensate for missing items
• The impact of using an inexperienced realtor on your project budget

Essential listening for ODs evaluating lease spaces and trying to avoid costly oversights.

Optometry owners often assume that once drawings are complete, their project is ready for construction — but this case study shows how misleading that assumption can be. In a major remodel, an optometrist received drawings that appeared complete but lacked essential engineering, specifications, and phasing details, resulting in contractor bids ranging from $850k to $1.8M.
Art and Hailee walk through why incomplete plans create financial risk, how vague contracts expose owners to delays and change orders, and what optometrists should confirm before moving forward with any build-out or renovation.

Topics include:
• Identifying when drawings “look complete” but aren’t buildable
• How open lighting, flooring, and equipment specs lead to inflated pricing
• Why detailed MEPs are non-negotiable for controlling budget and scope
• What to look for in a construction contract before you sign
• How proper planning protects your timeline, shutdown schedule, and long-term costs

This episode dives into a cautionary tale every optometrist should hear. When a doctor tried to absorb a subleased suite next to his office, he unknowingly triggered a renegotiation of his entire lease—adding years of commitment without securing concessions, build-out improvements, or long-term protection.
Antonis breaks down how landlords structure these situations, what most healthcare providers overlook, and why expansion always affects more than the square footage in front of you. You’ll learn how to approach additional space strategically, what tenant improvement allowances should look like in today’s market, and how to safeguard your practice’s eventual transition or sale.