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.

Before you sign your loan or construction contract, make sure you know what the bank is really asking for. Art and Antonis unpack how miscommunication between lenders and contractors can cause major budget surprises—and what every optometrist should know to stay in control of their project costs. A must-listen for anyone planning a new optometry practice or expansion.

What factors make one optometry practice thrive while another struggles to grow? In this episode, Antonis joins Art and Hailee to unpack the elements that shape ROI — from first impressions and location visibility to patient service and technology. They explore how aesthetics, accessibility, and consistent care all play a role in attracting and retaining patients — and how the right investments can create lasting value for your practice.

When opening an optometry office, one of the toughest early questions is whether to finalize your lease or your loan first. This episode explores the risks of each option, how lenders view lease commitments, and what sequence sets your practice up for success.

Temperature consistency is key for both patient comfort and equipment performance in an optometry practice. This discussion highlights how incomplete HVAC planning and installation can leave you with persistent hot and cold spots. We unpack the importance of detailed system specifications, the role of third-party verification, and why thorough contractor vetting matters as much as the design itself. By the end, you’ll know how to spot potential HVAC oversights before they impact your practice.

Antonis and Art break down one of the most important real estate decisions every new optometry practice owner faces: retail vs. office space. They explore how your business model, revenue goals, and growth plan should guide your choice—and why blindly following industry trends can be a costly mistake. Learn how square footage affects lease terms, what to ask during site visits, and why your space should serve your vision, not just your visibility.