Dilapidations (Landlord & Tenant)
Dilapidations in London
Leasehold properties come with repairing obligations that can lead to significant costs at the end of a tenancy. Our Dilapidations service helps landlords understand and recover costs for disrepair, while assisting tenants in minimising liability and negotiating fair settlements. Whether you need a Schedule of Dilapidations or strategic advice on lease-end obligations, our RICS-qualified surveyors provide practical, commercial guidance tailored to each lease and property.
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Information on the Act
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What are Dilapidations?
Dilapidations refer to breaches of repairing and reinstatement obligations under a commercial or residential lease. At lease-end, landlords typically serve a Schedule of Dilapidations detailing repairs required to restore the property to its original condition. Tenants then face potential liability to complete the works or pay a settlement sum. Our service ensures that both landlords and tenants understand their rights and obligations under the lease, avoiding costly disputes and unexpected expenditures.
When Do I Need Dilapidation Advice?
You need expert Dilapidations advice if you are:
- A Landlord preparing to recover costs for tenant negligence or wear and tear beyond the lease’s permitted levels.
- A Tenant approaching lease expiry and seeking to minimise liability by understanding practical repair obligations.
- Entering a New Lease and wanting pre-lease inspections to identify potential risks and negotiate fit-out or repair terms.
- Mid-Lease with visible disrepair concerns, requiring interim inspections to plan budgets and avoid surprises at lease-end.
- Negotiating Settlement after an interim or terminal Schedule has been served, aiming for a fair outcome without litigation.
Timely Dilapidations advice prevents disputes, reduces risks of repudiation, and fosters smoother lease renewals or terminations.
Why Choose Lloyd Dixon Group For Dilapidations?
- RICS-Qualified Surveyors
Our team holds RICS accreditation, ensuring all Schedules and advice comply with the RICS Code of Practice on Dilapidations and Case Law precedents. - Balanced, Commercial Approach
We assess repair obligations pragmatically—distinguishing between fair wear and tear versus tenant damage—helping landlords claim reasonable costs and tenants avoid excessive demands. - Comprehensive Service Offering
From pre-lease surveys to interim inspections and terminal Schedules, we cover every stage of the lease cycle. - Strategic Negotiation Support
Our detailed reports, costed repair schedules, and settlement advice empower both parties to negotiate in good faith, avoiding protracted legal battles. - Transparent Fees & Fast Turnaround
We provide fixed-fee quotes once we review your lease and property details. Standard interim or terminal schedules are delivered within 10 working days of inspection.
What Does A Dilapidations Service Include?
- Pre-Lease Assessment (For Landlords & Tenants)
- Inspection of property condition before lease commencement
- Identification of existing defects and potential future obligations
- Written report to inform lease negotiations and repair covenant drafting
- Inspection of property condition before lease commencement
- Interim Condition Inspection
- Scheduled mid-term inspections to monitor tenant compliance with repair covenants
- Costed estimates to budget for end-of-lease works or negotiate mid-lease remedial works
- Scheduled mid-term inspections to monitor tenant compliance with repair covenants
- Terminal Schedule of Dilapidations (Landlord’s Instruction)
- Detailed inspection immediately before or after lease expiry
- Preparation of a Schedule outlining works required to return the property to the condition stipulated by the lease (including reinstatement, redecorations, and repairs)
- Photographic evidence and reference to specific lease clauses for each item of disrepair
- Costed repair and reinstatement schedule based on current market rates
- Detailed inspection immediately before or after lease expiry
- Tenant’s Settlement & Negotiation Advice
- Review of landlord’s Schedule to identify unreasonable claims or excluded items
- Production of a Counter-Schedule or Schedule of Condition to support tenant’s position
- Settlement strategy with quantified costs for negotiation or formal dispute resolution
- Review of landlord’s Schedule to identify unreasonable claims or excluded items
- Lease Surrender & Dilapidations Settlement
- Assistance drafting a Deed of Surrender or Licence to Alter where necessary
- Advice on apportioning costs for shared or multi-let buildings
- Liaison with legal advisors, solicitors, and loss adjusters to finalise settlement
- Assistance drafting a Deed of Surrender or Licence to Alter where necessary
How Does The Dilapidations Process Work?
- Initial Enquiry & Lease Review
- Provide us with a copy of your lease and any previous inspection reports.
- We confirm scope, fees, and timescales based on property size, lease terms, and anticipated complexity.
- Provide us with a copy of your lease and any previous inspection reports.
- Property Inspection
- Our RICS surveyor inspects the premises, noting defects, wear and tear, and any tenant-caused damage.
- Where appropriate, we conduct a Schedule of Condition at lease start or inspect existing Schedules to determine baselines.
- Our RICS surveyor inspects the premises, noting defects, wear and tear, and any tenant-caused damage.
- Report & Schedule Preparation
- Within 10 working days of inspection, you receive a fully annotated Schedule of Dilapidations (or Counter-Schedule) with costed line items.
- Each item references the relevant lease covenant, photographic evidence, and estimated remedial costs.
- Within 10 working days of inspection, you receive a fully annotated Schedule of Dilapidations (or Counter-Schedule) with costed line items.
- Advice & Negotiation Support
- We discuss the draft Schedule with you, advising on realistic repair methods, phasing, and cost reductions through negotiation.
- For tenants, we highlight items that fall under fair wear and tear or landlord responsibility.
- We discuss the draft Schedule with you, advising on realistic repair methods, phasing, and cost reductions through negotiation.
- Settlement & Finalisation
- Once both parties agree, terms are formalised in a Settlement Agreement, Deed of Surrender, or Licence to Assign.
- We can oversee the agreed works if instructed, ensuring compliance with the Schedule and preventing future claims.
- Once both parties agree, terms are formalised in a Settlement Agreement, Deed of Surrender, or Licence to Assign.
Frequently Asked Questions
What Is The Difference Between A Schedule Of Condition And A Schedule Of Dilapidations?
A Schedule of Condition records the existing state of disrepair (or good condition) at lease commencement, protecting tenants from being held liable for pre-existing defects.
A Schedule of Dilapidations is served at or near lease-end, detailing breaches of repair and reinstatement obligations that the tenant must remedy or fund.