Dilapidations schedule review, from £125
An independent, item-by-item technical review of a dilapidations schedule, so you know where you stand before you negotiate.
Fixed quote within 24 hours. No obligation.
What a dilapidations review does
When a commercial lease ends, or a break clause is exercised, the landlord will often serve a schedule of dilapidations. It lists the repairs, reinstatement and redecoration they say the tenant owes under the lease, usually with a cost against each item.
Some schedules are fair. Many contain items that are overstated, duplicated, go beyond what the lease requires or are priced at the top of the range. My review goes through the schedule line by line and gives you a clear, technical view of each item. It is a technical review to support negotiation, giving you, your agent or your solicitor evidence for a better-informed conversation.
Who it is for
- Commercial tenants facing a schedule at lease end or break, from small shops and offices to industrial units.
- Landlords who want a sense check of a schedule before it is served, so it holds up to scrutiny.
An item-by-item technical review
Each item is checked against the lease clauses and evidence you provide.
- Each item compared with the repair, redecoration, reinstatement and yield-up clauses you send
- Whether the defect described is supported by the photos and evidence
- Whether the remedy is proportionate, for example repair rather than replacement
- A check of quantities and rates for reasonableness
- Duplicated items and items that look like improvements flagged
- Add-ons such as preliminaries, fees and contingencies reviewed
- Comments and revised figures in an editable Scott schedule
- A short summary note and a list of questions for the landlord's surveyor
How it works
Send the documents
The schedule, the lease and any licences for alterations, plus photos of the premises and any schedule of condition from the start of the lease.
Fixed quote in 24 hours
I confirm the price and a delivery date that works around any deadline you are under.
Technical review
I review every item and complete the Scott schedule with comments and revised figures.
Talk it through
We go through the key points by phone or email so you are ready to negotiate.
What this service is not
I am a degree-qualified building surveyor, not a RICS chartered surveyor, and I am clear about where this review fits. It is not an expert witness report, it is not legal advice and I do not act as your appointed agent in negotiations. Questions about how the lease should be interpreted, or whether the claim exceeds the loss to the landlord's interest, are for your solicitor and possibly a valuer, and I will flag where those points arise. If the claim is heading towards formal proceedings, or you need a report signed by a RICS chartered surveyor, I can arrange sign-off through a chartered partner firm.
Pricing
Reviews start from £125 for a short schedule on a small unit. Longer schedules and larger premises are priced on the number of items and documents involved, and the fixed price is agreed before I start.
Avoiding the problem next time
Disputes are much easier when there is a clear record of condition at the start of the lease. If you are taking on new premises, a photographic schedule of condition is worth considering. If you decide to carry out the works yourself before handing back, a schedule of works helps you get comparable builder quotes.
Dilapidations review: common questions
Are you acting as an expert witness?
No. This is a technical review to support negotiation, not an expert witness report. If your case moves towards formal proceedings you will need a solicitor and may need a chartered surveyor, and I can arrange sign-off through a chartered partner firm where a signed RICS report is required.
Do you need to visit the premises?
Usually not. Most reviews can be done from the schedule, the lease and up-to-date photos. If a visit would genuinely help and the premises are in the West Midlands, I can quote for one.
There was no schedule of condition when the lease started. Can you still help?
Yes. The review is then based on the lease wording and the evidence available, and I will point out where the lack of a starting record matters.
How quickly can you turn it round?
Most reviews take 2 to 5 working days. Dilapidations often come with deadlines, so tell me yours when you get in touch and I will confirm whether I can meet it before you commit.
Get your dilapidations schedule reviewed
Send the schedule and lease and I will come back within 24 hours with a fixed price and delivery date.