Landlord Dilapidations Survey
We offer specialist dilapidations advice and representation to commercial landlords. Our landlord-only service is aimed at safeguarding your asset, enforcing the covenants of your commercial leases, and achieving suitable financial recovery where there is a breach.
Whether you are the freeholder of a single commercial property unit or the owner of a large-scale investment portfolio, we understand that your priorities centre around property value, tenant compliance and commercial certainty. As one of the United Kingdom’s leading building consultancy practices specialising in dilapidations, staffed by an experienced team of chartered building surveyors and professional surveyors, we are here to support you from pre-lease planning through to lease-end negotiation and beyond.
Our approach combines technical and strategic insight. We bring clarity, consistency and commitment to every instruction, always with your commercial objectives at the forefront.
James Batey
Head of Building Surveying
Paul Magill
Associate Director
Richard Chandler
Senior Associate Director
Ensuring the Property is Returned in a Lettable & Compliant Condition
For landlords, the lease end date is equally a critical deadline and possibly one of high risk. At the end of the lease period, the tenant is contractually obligated to return the property in the form required by the lease. This will generally encompass adherence to repairing covenants, reinstatement of changes, decoration to a specified standard, and adherence to statutory requirements.
However, too often, tenants fail to observe these obligations to the high standard demanded. The outcome may be a property handed back in poor or non-compliant condition, with significant spending needed to get it to a re-letting standard. This is going to postpone marketing, decrease the rent you can obtain and minimise your yield.
We make sure that your interests are adequately protected. We carry out complete inspections of the physical structure of the property, look at lease covenants, analyse statutory problems, and give you a clear picture of the works that ought to have been carried out. Where there have been breaches, we evaluate repair costs incurred and offer a phased recovery plan, either by direct negotiation or formal legal action.
By making tenants accountable and dealing with dilapidations at an early and structured stage, we assist landlords in retaining capital value, protecting investment performance and reducing re-letting voids.
Preparation of Terminal Schedules of Dilapidations
The terminal schedule of dilapidations is arguably the most significant document in a landlord's claim. It is the official documentation of the tenant's defaults, prescribes the works of repair needed, and forms the basis of financial settlement.
We prepare terminal schedules carefully and precisely. Every schedule is founded on a site visit, a line-by-line examination of the relevant documentation, including the lease, and an investigation of the tenant's occupation. This encompasses:
Repair obligations across all fabric, finishes and services
Reinstatement of tenant alterations
Decoration clauses, often linked to the lease commencement date, lease term length or timing
Statutory compliance, such as fire regulations, asbestos obligations or disabled access
External and structural elements, including roofs, cladding and hardstanding
Our reports are technically presented and fully priced on rates that are applicable to the market. We include comprehensive photographic proof and technical comments to substantiate every item. We deliver our highly detailed survey reports in a format which promotes discussion instead of confrontation by addressing commercial results and legal sufficiency.
Where relevant, we also include Scott Schedules, cost analyses and quantified demand reports, in line with the Dilapidations Protocol. Our independent assessment by chartered surveyors ensures a fair assessment for all parties.
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Preparation of Terminal Schedules of Dilapidations
The terminal schedule of dilapidations is arguably the most significant document in a landlord's claim. It is the official documentation of the tenant's defaults, prescribes the works of repair needed, and forms the basis of financial settlement.
We prepare terminal schedules carefully and precisely. Every schedule is founded on a site visit, a line-by-line examination of the relevant documentation, including the lease, and an investigation of the tenant's occupation. This encompasses:
Repair obligations across all fabric, finishes and services
Reinstatement of tenant alterations
Decoration clauses, often linked to the lease commencement date, lease term length or timing
Statutory compliance, such as fire regulations, asbestos obligations or disabled access
External and structural elements, including roofs, cladding and hardstanding
Our reports are technically presented and fully priced on rates that are applicable to the market. We include comprehensive photographic proof and technical comments to substantiate every item. We deliver our highly detailed survey reports in a format which promotes discussion instead of confrontation by addressing commercial results and legal sufficiency.
Where relevant, we also include Scott Schedules, cost analyses and quantified demand reports, in line with the Dilapidations Protocol. Our independent assessment by chartered surveyors ensures a fair assessment for all parties.
Lease-End Strategy & Legal Coordination
Every dilapidations claim must be handled in accordance with the Pre-Action Protocol for Dilapidations, as well as general lease law. Failure to follow the correct procedures can result in claims being rejected or diminished.
We ensure that your claim is fully compliant with legal protocols and structured to maximise its credibility. From issuing the schedule and quantified demand to managing tenant responses and supporting your solicitor with evidence, we provide comprehensive end-to-end support.
We frequently collaborate with legal advisors to provide expert witness input, technical opinions and documentation suitable for negotiation, mediation or court proceedings. We also advise on Section 18 valuations, which can cap the recoverable cost of repairs based on the impact on freehold value.
Our experience allows us to navigate complex negotiations and to manage disputes in a way that balances commercial objectives with procedural fairness. Where necessary, we can also represent you at mediation or support your legal team in pursuing recovery through formal channels.
Reinstatement Works & Project Delivery
In many cases, landlords choose to undertake reinstatement or repair works themselves after the lease ends. This may be necessary to prepare the property for a new tenant, comply with statutory requirements or align with wider refurbishment plans.
We offer full project delivery services for dilapidation works. Our in-house chartered building surveyor team and contract administrators can scope the necessary repairs, prepare specifications, tender the works and manage contractors on site.
We provide:
Detailed project planning and cost control
Contractor procurement and oversight
Health and safety compliance
Programme and quality monitoring
Practical completion and sign off
This integrated service ensures that your property is reinstated efficiently and cost-effectively without unnecessary delays. Our team acts as a single point of contact throughout, giving you confidence in both delivery and outcome.
Commercial Property Handover & Tenant Exit Support
The handover process at lease expiry is a critical moment for landlords. It determines whether the tenant has complied with their lease and whether further action is required.
We support landlords during this process by attending the property at lease expiry, carrying out final inspections, verifying the scope and quality of any tenant-completed works, and confirming whether obligations have been met.
Where deficiencies are found, we can provide immediate advice on the next steps, including the preparation of a final claim, urgent works planning, or initiation of formal correspondence.
We ensure that your position is protected, that evidence is captured promptly, and that any next steps are commercially and legally sound.
When Is A Dilapidations Survey Needed?
Dilapidations surveys can be invaluable at various points throughout a commercial lease.
As a tenant, instructing a surveyor to conduct a Schedule of Condition Survey before moving into the building can protect your interests. That’s because it will give you a full picture of the condition of the building and can offer protection from being held responsible for pre-existing damages at the end of the lease.
During the lease, an Interim Dilapidations Survey can be used to monitor the condition of the building. Crucially, it provides an opportunity for preventive maintenance and can also work to reduce the cost of potential works by identifying issues early. Tenants may also wish to schedule an interim survey to ensure compliance and ultimately reduce the potential for large dilapidation claims at the end of their lease.
It’s also possible to conduct a dilapidations survey towards the end of a lease and once a lease has ended. The purpose would be for either party to settle any outstanding issues based on the lease obligations for the property to undergo repairs, reinstatement or redecoration works.
How Do Dilapidation Surveys Work Alongside Our Other Services?
Anderton Gables conducts dilapidation surveying and reporting as part of our vast data capture and measurement services.
We can arrange a dilapidation survey as a stand-alone service, or combine it with our other specialisms depending on the needs of your business or organisation.
When you get in touch about your project, our surveyors can explain additional survey types or services that would be of most benefit based on your requirements.
Why Are Dilapidations Surveys Important?
Dilapidations provide an professional assessment
Dilapidations provide an professional assessment of the condition of a building at specific intervals during a lease period. With this information, both landlords and tenants can remain informed about any maintenance expectations. All of which can work to reduce the potential for disputes, manage costs and protect the value of the property.
Determine the next steps
Should either the landlord or tenant raise a dispute (a dilapidations claim), a dilapidations report can be referenced to determine the next steps. For instance, if a tenant is liable for remedial works based on a lack of maintenance, or there is a need to reinstate any building features as agreed.
Gain valuable information & protect longterm value
Beyond settling disputes, obtaining information about the condition of a commercial building can be valuable in lots of other ways. For landlords in particular, understanding if any major repair or general maintenance works are needed can help protect the long term value of the building. This information can also be used to inform any investment decisions.
Landlord Dilapidation FAQS
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A Schedule of Dilapidations is a legal record to note the tenant's defaults under lease covenants at the end of a lease. It enables the landlord to itemise the works to be remedied and constitutes the foundation of a claim for damages or reinstatement. It is beneficial to landlords as it safeguards property value and enforces lease terms under the residential lease or commercial lease. A dilapidations report prepared by professional surveyors supports a fair assessment and tenant accountability.
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Not always. The Landlord and Tenant Act 1927, Section 18, allows for recovery to be restricted if the expense of works outweighs the effect on the freehold value of the property. Equally, you will be restricted in your claim if you are going to redevelop the building. We consider these issues at an early point and advise on what is realistically achievable. Our detailed reports and comprehensive reports help separate repair costs from natural deterioration to support your claim.
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No. Early intervention and regular inspections can greatly minimise risk. Action during the lease period can make landlords trigger remedial works, stop deterioration and set the foundation for a more robust claim at lease termination. Our interim dilapidations schedule service and involvement of your own surveyor or our chartered surveyors helps maintain the property's condition and avoid costly surprises.
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This will vary depending on the complexity of the claim and how responsive the tenant is. A simple claim will resolve within three to six months, but more complicated issues or contested ones will take longer. Active management and planning ahead of time greatly minimise delays. Having professional advice, detailed reports, and a coordinated property manager can streamline the process.
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While we are not legal advisors, we frequently collaborate with specialist property solicitors. We ensure that your claim is fully supported with relevant documentation and an independent assessment and that all reports comply with legal protocols. Where required, we can introduce trusted legal partners or support your existing team with dilapidations defence strategies.
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Disputes do occur, but with thorough preparation and justification, they can be resolved swiftly. We undertake all the technical negotiations on your behalf, supported by precise costing, photography, and expert justification. Where necessary, we assist with mediation or provide expert witness services in formal proceedings.
Awards & Recognitions
Dilapidation Survey Case Studies
Take a look at some recent dilapidation surveys we’ve carried out across the North West region in the UK.
Like what you see? Let’s talk
Anderton Gables - Enquire About Our Landlord Dilapidations Surveys
Anderton Gables is based in the North West of the UK with offices in Liverpool, Manchester and Preston.
To arrange a dilapidation survey as a commercial property owner or tenant please get in touch with our team.
Alternatively, give us a call on 0161 696 3119 to find out more.