By Matt Bradley, AIA, NCARB

For many veterinarians, the dream of practice ownership begins long before the keys are handed over or the first patient walks through the door. Ownership brings challenges beyond patient care. When starting or growing a vet clinic, the decision often comes down to three options: remodel, expand, or build new. Budgets, timelines, and personal goals drive the decision, but the process also comes with unexpected turns and lessons learned.

Before committing to a space or clinic design, evaluate different building types against your timeline, budget, and other immediate needs. Urban practices may have more options to repurpose standalone buildings or mixed-use tenant spaces, such as in-line retail stores, while rural clinics often have more land to build from scratch.

The perfect plan may evolve over time, and the decision-making process is rarely straightforward. That was true for Sara Schroer, DVM, and her startup practice, The Pet Vet, opening this year in Troy, Mo. Dr. Schroer initially purchased land to design her ideal clinic, but unexpected life changes put plans on hold and led her to find a former dental office building. “The space needed minimal remodeling after already functioning as a medical building. It was a rapid and inexpensive way to get my doors open,” Schroer says.

Kate Callaway, DVM, co-owner of O’Fallon Animal Hospital in O’Fallon, Mo., faced a similar crossroads. She and her partner planned to build new, but found the 18- to 24-month timeline would delay opening far longer than remodeling an in-line retail space. At 2,500 sf, the renovated clinic is smaller than ideal, but the practice opened in just

“Our clients love the cozy feel, and we get to save money on rent payments over a larger space,” Dr. Callaway says. While she and her partner see themselves outgrowing their space, their location comes with a bonus: a neighboring unit available to lease for expansion when the time is right.

Unless you build from the ground up, no property will check every box. The key is finding the option that aligns best with your goals, timeline, and budget while leaving room for growth. Consider these questions when assessing an existing property that could potentially be your clinic:

• What are your non-negotiables?
• What can you sacrifice for price, location, or timing?
• How much time and money can you invest?
• How many hoops are you willing to jump through if obstacles arise?

Finding the right property can be overwhelming, and no element should be considered in isolation. To help navigate this complex process, it is highly recommended to bring an architect or general contractor experienced in veterinary clinics into the conversation at an early stage.

Regardless of your circumstances, budget, or goals, there are common best practices every veterinarian should have in their back pocket when evaluating a facility. From accessibility and storage to restrooms and parking, each decision affects your facility.

Achieve accessibility for all

Accessibility, for both pets and humans, is often overlooked when selecting or designing a veterinary clinic. Poor accessibility slows down workflow, limits the comfort of clients, patients, and staff members, and creates compliance risks.

Before committing to a property, assess the building’s history against the Americans with Disabilities Act (ADA) requirements. While renovating a house or non-commercial space might seem cost-effective at first, traditional homes typically have narrow corridors and stairs, creating accessibility barriers that require remediation through ramps, lifts, or other costly methods.

ADA standards can be more straightforward for commercial spaces, such as office buildings, restaurants, or strip mall developments, which can simplify the renovation of an existing clinic or the expansion into neighboring spaces. Although these spaces are not always up to date, an architect can guide you through the compliance process. New builds allow accessibility to be designed from the ground up: ADA-compliant entries and walkways, wider corridors, and separate service access points can all be designed intentionally rather than retrofitted.

Whether remodeling, expanding, or building new, consider external accessibility and traffic flow for clients and back-of-house functions. When building new, consider adding rear doctor entrances for each exam room. Existing standalone buildings with drive-thrus provide a great canvas for adding a back door function for deliveries and other discreet transportation methods.

Maneuver codes, utilities, and mechanical systems

Navigating local and national requirements, municipal zoning ordinances, and other regulations can often make or break a project and are common reasons to bring on an architect or contractor early in the planning process.

For Callaway, working with an architect was essential. “These are giant projects with permits and subcontractors, codes and inspection. Unless you have a very strong background, specifically in commercial construction, I would never consider tackling this on your own,” she says.

Before renovating an existing facility, an architect or contractor can help you consider the previous tenant’s use of the property and navigate applicable zoning requirements that may arise from a change of use. Converting a former medical office is ideal for startup owners, as Schroer discovered. For Callaway’s budget and timeline, her decision to purchase an in-line store instead of a standalone bank branch came down to equipment needs. “The renovation costs would have been our entire budget, leaving no room for working capital or equipment,” she says.

Regardless of the services you intend to offer, most veterinary clinics can utilize existing infrastructure, such as plumbing, HVAC, and electrical systems. Most commercial spaces have sinks, laundry, and gas hookups that can lift the weight of utility planning for practices that offer, or plan to offer, boarding and grooming.

Renovating older properties may bring asbestos, mold, or other costly environmental issues that, once uncovered, can derail schedules. While building new avoids some of these risks, it comes with site-preparation considerations that should be addressed before breaking ground. These include grading, stormwater management, and utilities installation that must be budgeted for and planned around municipality permitting rules and timelines.

Upgrading your equipment to provide new services or increasing staff will alter your utility costs. If you are located in an in-line facility and expanding into a neighboring unit, consider merging utilities, such as plumbing and electrical services. Experts can assess the existing utilities to confirm they are adequate for your practice needs. With new construction, you have the advantage of tailoring systems to veterinary-specific needs from day one, such as additional power for imaging equipment or specialized ventilation for surgical suites.

Design for staff convenience and patient comfort

Efficient design minimizes unnecessary movement, allowing people and pets to navigate spaces quickly and comfortably. Every square foot should balance workflow, staff convenience, and patient comfort. Whenever possible, keep your layout flexible so rooms can be adapted for new services or future expansion without major renovations. Exam rooms, for example, could double as treatment spaces in smaller practices.

Renovations and expansions require working around existing layouts, which may include awkward spaces or tight corners. Map out daily workflows before finalizing your design, ensuring exam rooms, treatment areas, and storage are arranged to minimize foot traffic and bottlenecks. Smaller spaces require thoughtful planning to streamline daily operations and activities while maintaining clear sightlines to monitor patients. For Callaway, a last-minute floorplan adjustment—shrinking the lobby to expand the ICU—enabled the inclusion of an isolation ward, dental suite, and four exam rooms, all of which functionally fit into her 2,500-sf practice. Expanding into a neighboring space will likely require phasing the construction schedule, which will be disruptive for existing practices, but it is a practical way to grow your space.

Patient privacy and noise management are concerns for most practice owners. More vet clinics are moving away from large waiting rooms and offering smaller lobbies that accommodate both the patient and owner, or online check-in kiosks that reduce the need for waiting space. If space is limited for adding a dedicated comfort room, consider multipurpose rooms to maximize your available space for the functions you want or need.

Amenities that are used the most are surprisingly overlooked in the design process. Restrooms and pet relief areas are a required function of your facility, not a feature to cut corners on. On the one hand, in-line facilities usually have multiple restrooms, but they often face more difficulty implementing outdoor spaces than standalone or new buildings, as they can interfere with neighboring tenants or violate specific waste disposal codes. When possible, place outdoor relief areas near existing drainage systems. Also consider separate relief areas for hospitalized versus boarded pets.

Don’t overlook storage and staff spaces

Regardless of the size of your facility, the phrase, “I never have enough space,” is prevalent. Store the equipment you have near items that will be used most frequently and cushion in extra space for future use. Plan for more than you think you will need, including dedicated space for medical supplies, surgical tools, medications, office supplies, cleaning products, and even seasonal décor. Custom cabinetry can help organize and store equipment while utilizing wall space.

Don’t overlook staff needs. Investing in comfortable break areas can pay off in reduced turnover and improved team satisfaction. Building new puts your practice at an advantage to add the amenities your competitors may not have. Practices with larger staff and more square footage can factor in spacious break rooms, separate owners’ offices, and room for kids.

Make a better first impression with parking and logistics

Parking is often the first interaction clients will have with your clinic. From street access to signage, ensure your visitors can easily access parking from the moment they arrive at your facility.

When selecting your property, consider the existing parking situation and its potential impact on your clientele. Designated parking for standalone buildings may require more planning to achieve a clear division between clients and staff, if that is the desired outcome. In-line or strip mall facilities often have clearer logistics by separating staff and third-party visitor parking in the back from client parking in the front.

Complicated parking lots can make for an unsafe driving environment. When possible, keep access to multiple roads open to streamline logistics. Deliveries, garbage collection, and emergency drop-offs require larger parking occupancy for shorter periods, as well as extra space to maneuver their vehicles to designated areas. In-line properties often have an advantage in terms of accessibility for third-party vehicles, as they are designed to accommodate multiple commercial businesses. Standalone buildings can achieve the same accessibility by including a side or back entrance for vehicles to park and enter, making their experience more convenient.

Whether you are a seasoned practice owner or just starting on your own, the opportunity to renovate, expand, or build a new practice may arise in both your short-term and long-term practice management goals. Regardless of where you are on your journey, the most successful practices remain flexible, think long-term, and engage experts early.

This article was originally published in the December 2025 issue of Veterinary Practice News.