Commercial Dilapidations Advice & Reports

Dilapidations are often among the most significant unresolved issues at the end of a commercial lease. A schedule may allege defects, disrepair, unauthorised alterations or reinstatement obligations; the parties may disagree about the work required, its cost or the legal effect of the lease.

I AM Surveyors provides independent building surveying assessment and technical reporting for commercial landlords and tenants dealing with repairing and reinstatement issues. We inspect the relevant building fabric, examine the condition evidence and help clients understand the technical basis of alleged breaches and proposed remedial works.

Dilapidations support for landlords

Where instructed by a landlord, a dilapidations assessment can document observable defects and alleged breaches within an agreed scope, help distinguish repair from improvement and support preparation or technical review of a schedule. Appropriate consideration must be given to the lease, factual evidence and relevant legal principles. A professional schedule is not simply a shopping list of desirable works.

Dilapidations support for tenants

Where instructed by a tenant, we can review a landlord's schedule, inspect the premises, assess whether proposed works are technically justified and provide information to assist the tenant and legal advisers in evaluating the claim. Photographs, previous condition records, records of alterations and the lease can be important evidence.

Services available by specific agreement

Interim condition and dilapidations inspections: assessments during a lease where condition and potential repairing issues need consideration.

Terminal dilapidations schedules: evidence-based recording of alleged breaches and proposed remedial works near or following lease expiry, subject to the applicable instructions.

Schedule of dilapidations reviews: technical assessment of a schedule received by a tenant, including the observed condition, proposed remedy and areas requiring challenge or clarification.

Scott Schedule technical responses: consideration of disputed items and commentary on the factual and technical justification for particular works, where appropriately instructed.

Lease-end condition inspections: photographic recording of relevant condition, construction characteristics and defects at or around the relevant date.

Related diminution valuation: where appropriate and separately appointed, an appropriately qualified Registered Valuer can assess valuation questions relevant to the claim. This is a distinct valuation discipline requiring specific terms and evidence.

The role of the lease and evidence

Dilapidations liability cannot be reliably determined from the building inspection alone. Lease covenants, schedules of condition, licences for alterations, notices, dates and the intentions for the property may all matter. We provide technical surveying advice and work alongside solicitors where legal interpretation or proceedings are involved.

In England and Wales, Section 18(1) of the Landlord and Tenant Act 1927 may be relevant to certain repair claims. Its application requires case-specific legal and valuation analysis. It should not be presented as an automatic discount or standard percentage reduction to a schedule.

Our technical approach

1. Agree the relevant property, parties, lease event, deadline and scope.

2. Review available lease-related and condition documents, as appropriate to our role.

3. Inspect relevant accessible parts of the premises and record defects and evidence.

4. Assess the alleged breach, physical condition and proposed remedial response within our technical competence.

5. Provide structured reporting to support the client's consideration and discussions with their legal advisers.

Why early advice matters

Landlords and tenants are better placed to act when the condition of the premises, historic alterations and repairing obligations are considered before the final weeks of a tenancy. Early instructions can allow time to gather condition photographs, lease records, prior reports and other evidence. It does not guarantee a lower claim or a negotiated settlement.