Hi MrPhysio

Dry Needling:

Check with your local council for their regulations. I believe each one has slightly different regulations...

Lighting:

- Fluros are cost-effective but *bright*.
- Down-lights are pretty but even worse than fluros for glare and are *painful* when lying there looking at them.
- Incandescents are the best but expensive to run.

When doing the "ideal" plans for our clinic, which we will be doing over christmas, we would have:
- Down-lights in reception with fluros - fluros during the day, down-lights at night
- Wall lights facing up (incandescents - on dimmers) with fluros in the ceiling - can use the fluros for most treatments but then use soft lighting for migraine patients, etc
- Fluros in the gym area with maybe down-lights around the fringes for flexability (holding meetings, highlighting pictures, paintings, etc). Maybe some wall uplights in the cubicle areas with option to turn off the fluro in that cubicle would be good.

The more flexability with lighting options, the better. It is much cheaper to do it now during construction that retrofit later.

If in doubt, ask an interior designer about lighting concepts...

Finance:

*This is not professional advice*

Have you gone interest only? It would improve your cashflow and the increase in cash-flow will assist affordability. 3year fixed rates are currently at 6.5%p.a. (pretty cheap!).

Also, try never to own it! As it goes up in value, re-finance and invest into other property (outside of your town for diversification)

We are currently going deeper into investment properties - something else we have learnt is *do everything you can to avoid having to sell*!!!

Air Conditioning:

The creche where my kids go to has the cassette type units. They are very effective, quiet and unobtrusive (unless you are looking up at them! Good option.

The research i have done suggests that getting *just the right size* air conditioner is the best as turning on/off is wasteful (too strong) and struggling all the time is a lot of wear and tear (too weak).

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Otherwise it sounds like a great project and i wish you all the best. If you have any questions, please don't hesitate to ask.

Our plans have been waylaid somewhat. We were told to budget for $2000/sqm but it turned out to be $3000/sqm. Anyone have a cool $900k+ to invest in a clinic?!

We are just going to do an internal reno and gradually do what we want...

If you could email me your town, it might be a good location to buy property!

Thanks!