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Bedside
For physicians building anywhere in the US

Most medical practice startups get their construction education after the damage is done.

Bedside is a virtual commercial construction advisor for physicians nationwide. Built by general contractors who specialize in healthcare construction. Ask the questions before they cost you.

Join the waitlist How it works

No pitch. No spam. We'll email you when we open access.

Project snapshot
5-exam family medicine, Sacramento CA
Live
Hard cost (TI)
$612K – $1.16M
Timeline
40 – 60 weeks
50 states + DC
Where Bedside works
Title 24
+ CBC 11B ADA, HIPAA, ASHRAE 170
GC-built
Not a software company
No referrals
No vendor kickbacks
The situation

You've never built a commercial space. You're about to spend $700K–$1.2M.

One wrong assumption in the first thirty days can cost six figures. The problem isn't that physicians make bad decisions. It's that the questions they don't know to ask get answered for them, by default.

  • 01
    The TI allowance looked generous. Medical buildout runs $250–$475/SF in California.
    A landlord offering $60/SF TI on a $300/SF clinical buildout is asking you to fund the other $240/SF. By the time you do the math, the lease is signed.
  • 02
    HIPAA privacy at check-in and between exam rooms got designed last, not first
    The HIPAA Privacy Rule requires "reasonable safeguards" for oral and visual PHI. That's architecture: STC-rated walls that extend to the deck, queue geometry at reception, sound masking. Once walls are framed, fixing it is expensive.
  • 03
    The X-ray room shielding wasn't engineered before drywall closed
    California requires a qualified medical physicist's shielding report and a CDPH Radiologic Health Branch X-ray machine registration. A typical single-room shielding package runs $10K–$30K, and it has to be drawn before walls close. Skipping it is one of the most common reasons rooms get rebuilt.
  • 04
    Procedure rooms fail ASHRAE 170 ventilation and HCAI/OSHPD 3 jurisdiction confusion stalls the permit
    Most private MD offices are not subject to HCAI jurisdiction. Licensed clinics under H&S §1200/1250 are. Knowing which one you are, before plan check, is the difference between a 6-week review and a 6-month one. Office-grade HVAC rarely hits ASHRAE 170 exam-room ACH targets out of the box.
How it works

A straightforward way to get your footing.

Bedside works the way a seasoned GC would: ask, listen, give you a grounded view, and stay available as the questions keep coming.

01

Tell Bedside about your project

Practice type, location, stage, timeline, scope. Primary care, specialty, urgent care, ASC. Takes about ten minutes.

02

Get a project snapshot

Realistic budget range, timeline, jurisdiction-specific callouts, and the risk flags worth watching.

03

Ask anything, anytime

Lease questions, landlord negotiations, permit timing, equipment install logistics, contractor meetings. Ongoing advisor access.

04

Walk into every meeting prepared

Generate memos and checklists for your architect, lender, landlord, or contractor.

What you get

Three things we think you'll notice first.

Cost clarity

Know what your project should actually cost in your specific market, not a national average pulled from the wrong data set.

Timeline realism

See where projects actually get stuck. Plan review, X-ray shielding inspections, long-lead surgery and imaging equipment, landlord coordination. Plan around it, not through it.

Risk reduction

Catch lease, permit, site, and scope issues before they become change orders. Most of the expensive surprises are foreseeable.

What it looks like

A few of the things Bedside produces.

Not a demo reel. These are representative of the outputs you'd take into your next architect call or lease review.

Project Snapshot
Generated from your intake
Family medicine practice · Sacramento, CA
5 exam, in-office lab, minor procedure, no imaging · 2,450 SF · Target open Q4 2027
Hard cost (TI)
$612K – $1.16M
$250–$475/SF × 2,450 SF, excl. FF&E
Timeline
40 – 60 weeks
Lease exec → first patient, most likely
HCAI jurisdiction
Not OSHPD 3
Unlicensed MD office, local building dept only
Path of travel
Above 2026 threshold
Project above $209,208; full CBC 11B compliance required
Top risk flags
  • TI gap vs. $60–$80/SF allowance. At $250–$475/SF hard cost, a $80/SF TI leaves $170–$395/SF on your side. A 2,450 SF space can need $400K+ out of pocket before FF&E.
  • ASHRAE 170 exam-room ACH. Exam rooms need 6 total ACH; office VAV boxes rarely hit that without added supply and exhaust. Expect HVAC at $15–$25/SF on a primary-care buildout.
  • DEA Schedule II cabinet. A wall-anchored Schedule II cabinet in a lockable medication room must appear on the plans. Adding an anchor after CO can cost 4–8 weeks of re-inspection.
Next Steps Checklist
Pre-lease phase
  • Get HCAI jurisdiction in writing before plans
    Most private MD offices are not OSHPD 3. Licensed PCCs under H&S §1200 are. Call HCAI's determination line and get the answer on letterhead.
  • Hire a CASp before plan submittal
    A signed CBC 11B path-of-travel evaluation at plan check prevents 4–8 week review delays in most California jurisdictions.
  • Engage a medical physicist before drywall if imaging
    CDPH RHB requires a qualified physicist shielding report plus machine registration within 30 days of installation. $10K–$30K per room, drawn before walls close.
  • Check parking ratio for medical use
    Most office leases assume 3 spaces / 1,000 SF; medical use typically requires 4–5 per 1,000 SF and overflow for peak hours.
  • Pull permit history for the suite from the city portal
    Open or expired permits on the prior tenant can delay your own permit intake
Lease Questions
Memo · draft
Questions to send the listing broker
Before you sign the LOI
  1. Is the suite licensed as anything today, or previously? (PCC status survives tenant turnover.)
  2. TI allowance: dollars per SF, reimbursement cadence, over-allowance loan provision?
  3. Who owns the existing path-of-travel condition to the suite, and is it CBC 11B-compliant?
  4. What's the building's HVAC capacity for added exam-room ACH and procedure-room pressure?

Illustrative outputs. Numbers shown are representative ranges for outpatient medical office buildouts (comparable to a 2,450 SF primary care fit-out in the Sacramento submarket); your project will vary based on site, scope, specialty, and equipment package.

Why Bedside

I'm a general contractor, not a software founder.

Before Bedside, I spent years running commercial general contracting projects — hundreds of healthcare build-outs. Bedside is that experience, made available to physicians anywhere in the country before they sign a lease or hand over a deposit. Every answer it gives comes from projects that were actually built, not from a general-purpose model guessing at averages.

  • Built on the details that catch first-time builders out
    The MEP, envelope, and health-facility nuances behind a medical office build — ASHRAE 170 air-change targets, DEA Schedule II cabinet placement, path-of-travel triggers, down to California Title 24, CBC 11B, and HCAI/OSHPD 3, where the requirements are among the most demanding in the country.
  • Costs and timelines that reflect your jurisdiction, not an average
    Plan review queues, inspection patterns, trade availability. Our deepest local knowledge is Sacramento, the Bay Area, and Reno; everywhere else, Bedside tells you what to verify with your local architect or building department.
  • Not a marketplace, broker, or referral engine
    Your subscription is the whole business model, which means there are no vendor kickbacks or hidden placement fees shaping what we tell you.
Morgan Davis Founder of Bedside, commercial general contractor, Sacramento
Boundaries

What Bedside is not.

Being clear about what we don't do is part of doing the job right.

  • Not a replacement for your architect, engineer, attorney, or contractor.
  • Not a bidding or estimating platform. We don't produce binding numbers.
  • Not a generic AI tool. Every answer is grounded in real medical construction expertise.
  • Not legal, engineering, or financial advice. We help you ask better questions of the people who provide it.
FAQ

Answers to the questions we get most.

Something we didn't cover? Email waitlist@bedside.build.

When does Bedside launch?

We're opening access in waves. Waitlist members hear first. Join below to be included.

What does Bedside cost?

Pricing will be announced when we open the platform. Our pilot program is six months free (no card), with an email reminder at month five before it auto-converts to a $149/month subscription at month six. Waitlist members get first access.

Who is Bedside for?

Physicians planning a startup hospital, a second location, an expansion or relocation, a tenant improvement build-out, a ground-up build, or a building purchase. Primary care, single-specialty, urgent care, or ambulatory surgery center. If you're about to spend meaningful capital on a space, Bedside is for you.

What states do you cover?

Available to physicians nationwide, all 50 states plus DC. Our deepest local market knowledge is in Sacramento, the Bay Area, and Reno, but the product works wherever you are building. For state-specific permit timelines or code interpretations, we point you to a local architect or AHJ in your jurisdiction.

How is this different from a general-purpose AI tool?

A general AI will cheerfully give you a national-average answer. Bedside is built on real medical construction experience: things like Title 24 and HCAI/OSHPD 3 requirements (and when they don't apply), CBC 11B-202.4 path-of-travel triggers, CDPH Radiologic Health Branch X-ray permits, ASHRAE 170 ventilation targets for clinical use, DEA Schedule II storage, how a given plan review queue actually behaves, and the specific ways exam rooms are laid out and serviced. Where we don't have local depth, it says so and tells you who to ask.

Does Bedside replace my architect, contractor, or attorney?

No. Bedside helps you walk into those relationships prepared, with better questions, realistic expectations, and context. It is not a substitute for licensed professional services, and doesn't pretend to be.

Do you share my project information?

No. We don't sell your data, and we don't pass your project information to third-party vendors or brokers. Your subscription is the product. That's how we stay aligned with you.

How do I get started?

Join the waitlist below. We'll reach out when we open doors for medical doctors in your region.

Get early access

Join the Bedside waitlist.

Be first to know when we open doors to physicians nationwide. No marketing blasts. We'll email when it's your turn.

  • Early access pricing for waitlist members
  • First invite when we open your market
  • No vendor spam. We don't sell your information.

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