A Guide to Dilapidations Surveys for Landlords and Tenants

As a commercial lease comes to an end, both landlords and tenants often face uncertainty about who is responsible for repairs and maintenance. A dilapidations survey removes that uncertainty by providing a professional assessment of the property’s condition and detailing any work that may be required before the lease expires.

Understanding this process is crucial to avoid disputes, unexpected costs, and potential legal complications, ensuring a smooth lease transition for both parties.

What Is a Dilapidations Survey?

A dilapidations survey is a detailed inspection that evaluates the condition of a leased commercial property. It examines everything from structural elements and external features to internal finishes and services, comparing them to the obligations outlined in the lease. If the tenant has not maintained the property as required, any disrepair is documented.

This survey is typically carried out by a professional building surveyor who understands lease covenants and can provide an impartial assessment. The result is a Schedule of Dilapidations, which lists any breaches of repair or maintenance obligations and outlines the necessary remedial work.

When Is a Dilapidations Survey Conducted?

While dilapidations surveys are often associated with the end of a lease, they can also be useful at other stages. Many landlords commission a survey six to twelve months before the lease expires. This gives tenants the chance to address issues proactively and budget for necessary repairs.

Tenants can also benefit from interim surveys during the lease term, especially if they are unsure about their repair obligations or want to avoid larger issues later on. Early engagement with the dilapidations process helps identify potential problems before they escalate.

What Does the Survey Cover?

A comprehensive dilapidations survey covers all parts of the property that may be subject to repair obligations. This includes external elements such as roofs, windows, and drainage, as well as internal components like walls, floors, fixtures, and services. The surveyor takes note of wear and tear, along with areas where the tenant may be responsible for repairs according to the lease terms.

The Schedule of Dilapidations is typically accompanied by photographs and detailed notes, providing evidence of the property’s condition. This documentation is vital if disputes arise about responsibility or the extent of required work.

How the Process Benefits Both Parties

For landlords, a dilapidations survey ensures the property is returned in the required condition, preserving its value and making it attractive to future tenants. For tenants, understanding potential liabilities early helps manage costs and avoid last-minute repair work that can be expensive or disruptive.

Engaging a chartered building surveyor adds authority and clarity to the process, ensuring both parties receive expert insight into what constitutes reasonable remedial work.

What Happens After the Survey?

Once the Schedule of Dilapidations is issued, the landlord and tenant begin discussions. Tenants may choose to carry out the recommended repairs themselves or negotiate a financial settlement with the landlord. Providing accurate documentation throughout the lease term, such as a Schedule of Condition at the start, can help prevent disputes and ensure clearer negotiations at the end.

How AMS Surveys Can Help

At AMS Surveys, we specialise in providing professional dilapidations surveys that help landlords and tenants navigate the lease-end process with confidence. Our RICS chartered surveyors ensure all obligations are clearly identified, offering impartial advice and clear documentation to avoid disputes. Whether you need a full survey or expert guidance, we’re here to protect your interests.

Get in touch with AMS Surveys today to schedule your dilapidations survey and ensure a smooth transition at the end of your lease.