Dilapidation Survey in London
Understand the condition issues and alleged lease breaches affecting your commercial premises. Independent dilapidations advice for landlords and tenants, with a clear brief and practical next steps.
Bespoke quotation · scope and fee agreed in advance
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Dilapidations concern alleged breaches of lease obligations relating to a property’s condition. Harding Chartered Surveyors advises commercial landlords and tenants on inspections, schedules and responses across London and the South East. The lease, supporting documents and circumstances of the property guide the assessment.
What is a dilapidation survey?
A dilapidation survey examines the condition of commercial premises in the context of relevant lease obligations. Depending on the instruction, the work can support a landlord’s Schedule of Dilapidations, a tenant’s response or planning before lease expiry.
Dilapidations can involve repair, decoration and reinstatement of alterations. They are not limited to damage the tenant has personally caused. Equally, every visible defect does not automatically create a recoverable claim: the documents, facts and applicable law matter.
A surveyor’s technical assessment should be considered alongside your solicitor’s advice on lease interpretation, notices, deadlines and legal liability.
Preparing a clear, supported schedule
If you are approaching lease expiry or have concerns during the term, early advice helps organise the inspection and relevant information. We can assess condition against the instructed brief and identify matters requiring consideration.
- Provide the lease, licences for alterations and relevant schedules.
- Explain your intentions for the property, including planned refurbishment or redevelopment.
- Identify any access restrictions and relevant maintenance history.
- Discuss whether the appointment covers an inspection, preparation of a schedule, cost advice or negotiations.
The Schedule of Dilapidations and any financial demand have different purposes. A works estimate is not automatically the amount recoverable. Your advisers should consider the alleged breaches, evidence and relevant loss.
Understanding and responding to allegations
If you have received a schedule, send us the full document and supporting information rather than relying on the headline total. A surveyor can inspect the premises, review the technical allegations and help prepare a reasoned response within the agreed appointment.
Before lease expiry, advice can help you consider repair or reinstatement work and obtain contractor quotations where appropriate. The decision to undertake works or discuss a financial settlement depends on the lease, timing, access, evidence and your advisers’ recommendations.
Keep records of condition, maintenance, alterations, permissions and completed work. Tell your solicitor promptly about any notice or deadline. A disputed item should be assessed on its merits; a survey does not guarantee that a claim will be reduced or resolved.
Schedule of Condition or Schedule of Dilapidations?
| Document | Purpose |
|---|---|
| Schedule of Condition | A dated written and photographic record of the building’s condition, often prepared before a lease or nearby works. |
| Schedule of Dilapidations | Sets out alleged breaches and proposed remedial works in the context of a lease. |
A Schedule of Condition may help define repairing obligations if properly incorporated into the lease. Its existence alone does not cap liability; the wording and legal effect require your solicitor’s advice.
For condition advice before buying or taking premises, a commercial building survey may also be appropriate.
What does the inspection and advice include?
The appointment should identify the premises, relevant documents, accessible areas and deliverables. An inspection may consider walls, floors, ceilings, doors, windows, finishes and other elements relevant to the brief. Significant limitations and missing information should be recorded.
Agree additional work before instruction. Specialist services testing, destructive opening-up, asbestos investigations, environmental assessments, structural calculations or other specialist reports are not automatically included in a visual inspection.
Preparation of schedules, cost advice, responses, meetings, negotiations and later visits should be identified in the appointment so you understand the work covered.
For an overview of the process, see the RICS guide for landlords and tenants ↗. Commercial lease-end disputes in England and Wales are also subject to the relevant Dilapidations Protocol ↗.
How does the dilapidations process work?
Explain your position
Tell us whether you are landlord or tenant, the lease stage and any immediate concerns.
Agree the brief
Supply relevant documents and confirm the inspection, reporting or response work, fee and expected timing.
Inspect and assess
The surveyor records relevant condition and considers the allegations within the agreed scope.
Review and discuss
Consider the findings, additional evidence and appropriate next steps with your surveyor and legal adviser.
Where instructed, further work can include discussions with the other party’s surveyor to narrow technical differences. Settlement is not guaranteed. The Protocol encourages parties to consider alternative dispute resolution before litigation; your advisers can discuss the options relevant to the matter.
How much does a dilapidation survey cost?
We provide a tailored quotation rather than a generic fixed fee. An initial inspection and a full instruction involving document review, schedules and negotiations involve different work.
- Property size, layout, construction and condition.
- Access arrangements and occupation of the premises.
- Lease documents, alterations and existing schedules.
- Whether you need preparation of a schedule or a response.
- Cost advice, meetings, negotiations and additional visits required.
- Deadlines and separately commissioned specialist input.
Your quotation confirms the deliverables, exclusions, fee, applicable VAT and expected timescale. We also clarify which later stages would require further instruction. A professional fee is separate from any remedial works or disputed claim amount.
Why choose Harding Chartered Surveyors?
Harding is an independent, RICS-regulated firm established in 1997, serving London and the South East. We act for commercial landlords and tenants on condition and dilapidations matters within an agreed appointment.
Our aim is clear technical evidence and practical advice: understand what has been inspected, which issues need further consideration and what the next stage involves. Expert witness work is a separate instruction where appropriate.
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Dilapidation Survey FAQs
Do you advise both landlords and tenants?
Yes. Harding advises commercial landlords and tenants on inspections, schedules and responses within an agreed appointment. Tell us your role and the stage of the lease so we can discuss the appropriate brief.
Does every defect create a tenant liability?
No. The assessment depends on the lease, relevant documents, property condition and applicable law. Dilapidations are not limited to damage personally caused by the tenant, and a visible defect does not automatically establish a recoverable claim. Your solicitor should advise on legal liability.
Is a Schedule of Condition the same as a Schedule of Dilapidations?
No. A Schedule of Condition records condition at a particular date. A Schedule of Dilapidations sets out alleged lease breaches and proposed remedial works. The legal effect of either document depends on the relevant lease and circumstances.
What documents should I send for a quotation?
Provide the property address and approximate size, your role, key lease dates, the lease and any licences for alterations or schedules. If a claim has been made, send the schedule, supporting costs and relevant correspondence.
How much will the service cost?
Fees are quoted individually according to the premises, document review, inspection and deliverables. Your quotation confirms the fee, applicable VAT, exclusions and any later stages requiring further instruction. Professional fees are separate from repair costs or claim amounts.
Can you guarantee a settlement without court proceedings?
No outcome can be guaranteed. Where instructed, we can discuss technical matters with the other party’s surveyor and help narrow differences. The appropriate response, negotiation or dispute-resolution route depends on the evidence, lease and legal advice.
Request your dilapidation survey quotation
Tell us about the premises, your role and the service you need. Include key lease or transaction dates so we can confirm the appropriate scope, fee and expected timing.
Call 020 7736 2383 or send our team a message if you would like advice before requesting a quotation.
