Evaluating Sublease Opportunities: Key Questions Every Optometrist Should Ask
Selecting the right sublease location is a critical business decision that can significantly impact your income, patient mix, and long-term professional satisfaction. Each sublease opportunity is unique—some are turnkey operations, others are newly developed locations, and some come with an established patient base. Understanding what to evaluate and which questions to ask can help you make an informed and strategic decision.
When gathering information, it is important to speak with multiple stakeholders, including recruiters, regional managers, and store managers. Answers may vary depending on the source, so asking the same questions of each party—on separate occasions—can help verify accuracy. If a previous doctor practiced at the location, speaking directly with them can provide valuable insight and help avoid unexpected challenges.
Finally, remember that most lease terms are negotiable. A thorough evaluation upfront can protect your practice and position you for sustainable growth.
Operational Structure and Clinical Autonomy
- How are appointments scheduled, and what is the standard appointment length?
- What expectations exist regarding walk-in patients?
- Will you have autonomy to practice according to your preferred model, such as medical optometry, vision therapy, or contact lenses?
- What level of administrative and clinical support is provided by the staff?
Staff Experience and Responsibilities
- How long has the staff been employed at the location? Staff longevity often reflects stability, engagement, and operational efficiency.
- What responsibilities does the staff handle for your practice, including appointment scheduling, pre-testing, insurance verification, and authorization processing?
Financial Terms and Lease Considerations
- What is included in the rent (equipment, staffing, calibration, office supplies, etc.)?
- What is the current rent, and are increases expected in future years? Be aware that basing rent on a percentage of doctor income is illegal in some states.
- For newer or lower-volume locations, is there flexibility to adjust days or hours based on patient demand and seasonal trends?
- What restrictive covenant applies to the location, and what is the geographic radius? These terms are often negotiable and can significantly affect future practice options.
- What are the termination provisions for both parties, including required notice periods and lease duration?
Historical Performance and Patient Retention
- If another optometrist previously practiced at the location, why did they leave, and what was their weekly schedule?
- Were patient records retained at the location or transferred elsewhere? If patients followed the departing doctor, this may impact initial patient volume and serve as a negotiating point for rent or hours.
- What were the gross optical sales for the location over the past year? Doctor revenue often approximates 22% of optical sales, though this varies based on insurance mix and medical services offered.
- What percentage of sales come from outside prescriptions, indicating the strength of local marketing efforts?
- What proportion of patients are new, self-pay, or vision plan participants? A healthy, growing location typically sees 25–40% new patients.
Volume Expectations and Growth Potential
- Are patient volume reports available for the prior optometrist or projected volumes for new locations? A sustainable schedule typically supports 8–12 patients per day before expanding days or hours.
- For new locations, recognize that building a patient base often takes up to three years. Confirm whether your contract allows you to practice at additional locations during this period.
- Are you permitted to sell products within your office? Product sales can contribute up to 20% of gross revenue and may offer additional growth opportunities.
Competitive Landscape and Strategic Planning
- Does the lease include a split-lease provision allowing another doctor to practice on days you are not present? This arrangement should be reviewed carefully to ensure it aligns with your long-term goals.
- What is the competitive density in the area, including private practices within five miles and corporate opticals within ten miles? Understanding competitor schedules can help you strategically select hours and days that maximize patient access.
- Can the optical guarantee a minimum number of patients per week?
Final Thoughts
A sublease can be an excellent opportunity to build or expand your practice—but only when approached with a clear understanding of the operational, financial, and competitive factors involved. Asking the right questions and negotiating thoughtfully can help ensure that the opportunity aligns with your professional goals and sets the foundation for long-term success.

