Expert dilapidations advice from CIOB, RPSA and/or RICS chartered surveyors
The team of chartered surveyors provides comprehensive dilapidations services for commercial landlords and tenants. From preparing Schedules of Dilapidations to negotiating settlements, our panel of CIOB, RPSA and/or RICS qualified building surveyors deliver expert advice on repairing obligations under commercial leases across London, Birmingham, Manchester, and Bristol.
Expert advice for landlords and tenants on commercial lease obligations
Protect your commercial property investment with expert dilapidations advice from our panel of CIOB, RPSA and/or RICS chartered building surveyors. Your surveyor will maximize legitimate recovery while ensuring Protocol compliance.
Comprehensive end-of-lease schedules detailing all repairing covenant breaches with accurate cost quantification
Mid-term schedules prompting tenants to fulfill ongoing obligations and protect property condition
Expert CIOB, RPSA and/or RICS valuations determining Section 18(1) caps on dilapidations recovery
Expert witness services and court representation for disputed dilapidations claims
| Landlord Action | Timing | Our Service |
|---|---|---|
| Pre-lease end assessment | 6-12 months before expiry | Preliminary inspection and claim estimate |
| Terminal inspection | At or after lease end | Full dilapidations survey with photography |
| Schedule service | Within 56 days of lease end | Prepare and serve Protocol-compliant schedule |
| Negotiation period | 2-6 months post-service | Professional negotiation with tenant surveyor |
| Settlement or litigation | As required | Agreement documentation or court proceedings |
Our panel of chartered building surveyors understand that dilapidations recovery must be realistic, justified, and proportionate. Your surveyor prepares robust schedules that withstand scrutiny while maximizing legitimate claims for repair breaches.
Facing a dilapidations claim? Our panel of CIOB, RPSA and/or RICS chartered surveyors protect tenant interests by challenging unreasonable demands and negotiating fair settlements, often achieving 30-50% reductions.
Critical review of landlord schedules identifying unreasonable items and inflated costs
Expert interpretation of actual repairing obligations versus claimed breaches
Professional assessment of realistic repair costs versus inflated claims
Expert negotiation achieving cost-effective resolutions avoiding litigation
1. Immediate Review (Week 1): Upon receiving schedule, we conduct urgent analysis identifying major issues and advising on liability exposure.
2. Property Inspection (Weeks 1-2): Our panel of chartered building surveyors inspect premises, documenting actual conditions and comparing against schedule claims.
3. Lease Analysis (Weeks 2-3): Detailed review of lease covenants determining genuine obligations versus overreaching claims.
4. Formal Response (Weeks 3-4): We prepare comprehensive Protocol-compliant responses challenging unreasonable items with detailed justification.
5. Negotiation (Months 2-4): Professional dialogue with landlord surveyors working toward realistic settlement avoiding court costs.
6. Settlement or Defence (As Required): Agreement documentation or expert witness support if litigation proceeds.
Typical Savings: Our expert challenge regularly reduces initial claims by 30-50%, saving tenants substantial sums. Even £100,000 claims often settle around £50,000-70,000 after professional scrutiny.
Understanding different schedule types helps both landlords and tenants navigate dilapidations effectively. Our panel of chartered building surveyors prepare and respond to all schedule formats.
| Schedule Type | When Served | Purpose | Legal Status |
|---|---|---|---|
| Terminal Schedule | At or after lease end | Full claim for all end-of-lease breaches | Forms basis of financial claim |
| Interim Schedule | During lease term | Prompt tenant to fulfill ongoing obligations | Notice of current breaches |
| Exit Schedule | Months before lease end | Warning of likely end-of-lease claims | Indicative, not formal claim |
| Scott Schedule | During negotiations/litigation | Detailed item-by-item breakdown for disputes | Court document format |
| Quantified Demand | Post-schedule, pre-litigation | Final demand before court proceedings | Crystallized claim amount |
Properly prepared dilapidations schedules from our panel of CIOB, RPSA and/or RICS chartered surveyors include:
All our schedules and responses comply with the Pre-Action Protocol for Claims for Damages in Relation to the Physical State of Commercial Property at Termination of a Tenancy (the Dilapidations Protocol). This encourages:
Our Protocol-compliant approach facilitates fair settlements while ensuring documents withstand court scrutiny if litigation becomes necessary.
Most dilapidations claims settle through negotiation. Our panel of CIOB, RPSA and/or RICS chartered surveyors guide both landlords and tenants through the settlement process, achieving fair outcomes efficiently.
Tenant vacates, landlord inspects premises
Landlord serves Schedule of Dilapidations
Tenant serves Response challenging claims
Negotiation between surveyors
Agreement or court proceedings
Once negotiations conclude, our chartered building surveyors ensure proper documentation:
If settlement negotiations fail, court proceedings may be required. Our panel of CIOB, RPSA and/or RICS chartered surveyors provide:
Success Through Negotiation: Over 90% of dilapidations claims we handle settle without court proceedings. Our professional approach, technical expertise, and Protocol compliance facilitate fair outcomes avoiding costly litigation for landlords and tenants alike.
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From initial instruction to final settlement - expert guidance throughout
Your surveyor discusses your commercial lease situation, review lease documents, understand timescales, and provide clear fee quotes. Early instruction allows proper planning whether acting for landlords or tenants.
Our panel of CIOB, RPSA and/or RICS chartered building surveyors conducts detailed property inspections, documenting conditions comprehensively with professional photography and technical notes covering all repairing covenant elements.
For landlords: your surveyor prepares Protocol-compliant Schedules of Dilapidations with accurate cost quantification. For tenants: your surveyor prepares detailed responses challenging unreasonable claims and defending legitimate positions.
Our panel of chartered surveyors engages professionally with opposing surveyors, narrowing disputes through technical dialogue and working toward fair settlement avoiding unnecessary litigation costs.
Our panel of chartered surveyors engages professionally with opposing surveyors, narrowing disputes through technical dialogue and working toward fair settlement avoiding unnecessary litigation costs.
Our panel of building surveyors hold MCIOB, RPSA and/or RICS qualifications with specialist experience in commercial property dilapidations. Your surveyor understands both construction and commercial lease law.
All dilapidations schedules and responses comply with the Dilapidations Protocol, ensuring the work stands up to legal scrutiny and facilitates resolution.
Our panel of qualified surveyors achieve fair dilapidations settlements through expert negotiation, avoiding unnecessary litigation costs for landlords and tenants.
A Schedule of Dilapidations prepared by our panel of chartered building surveyors includes detailed descriptions of all lease breaches, references to specific lease clauses breached, scope of required remedial works, costs for each item based on construction prices, and supporting photographs. Terminal schedules quantify the total claim amount. Our panel of CIOB, RPSA and/or RICS qualified surveyors ensure schedules comply with the Dilapidations Protocol and provide proper notice of landlord's intentions. Well-prepared schedules from chartered surveyors form strong foundations for dilapidations claims.
Commercial property dilapidations claims vary enormously from £10,000 for small offices to £500,000+ for large premises. Costs depend on property size, lease obligations, length of occupation, and extent of disrepair. Our panel of chartered building surveyors provide realistic cost assessments based on current construction prices. For landlords, your surveyor prepare justified schedules maximizing legitimate recovery. For tenants, your qualified surveyor challenges inflated claims and negotiate settlements. Early advice from our panel of CIOB, RPSA and/or RICS chartered team helps both parties understand likely exposure. Call 0204 579 8270 to discuss your dilapidations matter.
Yes, most dilapidations claims are negotiated and settled without litigation. The Dilapidations Protocol encourages early dialogue between parties. Our panel of chartered surveyors are experienced negotiators who regularly achieve favorable settlements. For tenants, your surveyor challenges unreasonable items and inflated costs, often securing 30-50% reductions. For landlords, your surveyor justifies claims robustly while remaining open to reasonable compromise. Settlement negotiations with our panel of qualified surveyors avoid court costs and achieve faster resolution. Early appointment of CIOB, RPSA and/or RICS chartered professionals facilitates constructive discussions and fair outcomes in commercial lease dilapidations matters.
Diminution valuation determines the reduction in property value caused by disrepair. Under Section 18(1) Landlord and Tenant Act 1927, dilapidations claims cannot exceed diminution in property value. This protects tenants from paying for works that don't actually benefit landlords. Our panel of CIOB, RPSA and/or RICS Registered Valuers provide expert diminution valuations considering property values with and without repairs. For landlords planning redevelopment, diminution may be nil, capping recoverable dilapidations. Our panel of chartered surveyors advise both parties on diminution implications, ensuring claims reflect actual loss suffered by landlords while protecting tenants from excessive demands.
Landlords should instruct dilapidations surveyors 3-6 months before lease end to prepare terminal schedules. Early instruction allows time for proper inspection and schedule preparation. Tenants should seek advice immediately upon receiving schedules - response deadlines are tight. For interim dilapidations, landlords should instruct a chartered building surveyor from our panel when disrepair becomes apparent. Tenants planning lease surrender benefit from early advice on likely liabilities. Our panel of CIOB, RPSA and/or RICS qualified surveyors provide strategic advice throughout commercial leases, helping both parties understand obligations and avoid disputes. Call 0204 579 8270 for expert dilapidations guidance.
Contact our panel of CIOB, RPSA and/or RICS chartered surveyors for commercial lease dilapidations