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COMMERCIAL SCHEDULE OF DILAPIDATIONS FOR LANDLORDS
Chartered Building Surveyors Acting Across England and Wales
A Schedule of Dilapidations for landlords is a formal commercial building survey that identifies breaches of a tenant’s repairing, decorating and reinstatement obligations under the lease.
Prepared by Chartered Building Surveyors, it is a critical tool used by landlords to protect asset value, enforce lease compliance and recover costs at interim stages or at lease expiry.
AMS Surveys provides robust, landlord-focused Schedules of Dilapidations for commercial properties across England and Wales, with strong regional expertise in Liverpool, Manchester, Cheshire, Lancashire and North Wales.
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KEY TAKEAWAYS FOR LANDLORDS
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A Schedule of Dilapidations records breaches of lease obligations
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It protects the condition and value of commercial property assets
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It supports negotiation, enforcement and financial recovery
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It should be prepared by a Chartered Building Surveyor
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It is commonly relied upon by landlords, managing agents and solicitors
WHAT IS A LANDLORD'S SCHEDULE OF DILAPIDATIONS?
A landlord's Schedule of Dilapidations is a detailed document that:
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Assesses the condition of a commercial property against lease covenants
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Identifies disrepair, lack of maintenance and failure to reinstate
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Clearly sets out the remedial works required to remedy breaches
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Provides evidence suitable for negotiation or dispute resolution
It forms the foundation for enforcing tenant obligations and protecting the landlord’s long-term investment.
WHAT DOES A LANDLORD'S DILAPIDATION SCHEDULE INCLUDE?
Our landlord schedules are structured in accordance with the Dilapidations Protocol, RICS Standards, evidence-led and suitable for professional scrutiny and typically include:
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Review of lease repairing and reinstatement obligations
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Inspection of all relevant building elements
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Identification of breaches against covenant requirements
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Reinstatement requirements for tenant alterations
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Photographic evidence cross-referenced to each item
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Clear descriptions aligned to recognised surveying practice
Where required, we can also prepare Quantified Schedules of Dilapidations to support claims for damages or financial settlement.
WHEN SHOULD LANDLORDS INSTRUCT A SCHEDULE OF DILAPIDATIONS?
Interim Schedule of Dilapidations
Prepared during the lease term to:
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Address ongoing disrepair
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Prevent asset deterioration
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Encourage tenant compliance before lease expiry
Terminal Schedule of Dilapidations
Prepared at or near lease expiry to:
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Identify end of lease breaches
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Support settlement negotiations
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Preserve the landlord’s right to damages
Final Schedule of Dilapidations
Prepared after lease expiry, where:
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The tenant has failed to comply
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A quantified claim is required
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Legal proceedings or expert negotiations are anticipated
WHO THIS SERVICE IS FOR
This service is designed for:
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Commercial landlords
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Managing agents and asset managers
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Property investors and estates
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Pension funds and portfolio owners
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Solicitors acting for landlords
We act solely in the interests of the instructing party.
COMMERCIAL PROPERTY TYPES WE COVER
We regularly prepare landlord Schedules of Dilapidations for:
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Office buildings
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Industrial and warehouse units
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Retail premises and shopping parades
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Mixed-use commercial buildings
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Leisure and hospitality properties
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Older and heritage commercial buildings
Each schedule is tailored to the property type, lease structure and risk profile.
WHY LANDLORDS CHOOSE AMS SURVEYS
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MRICS Chartered Building Surveyors
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Strong commercial lease understanding
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Independent, landlord-led advice
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Clear, enforceable schedules
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Regular liaison with solicitors and managing agents
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Experience across single assets and large portfolios
All reports are prepared in line with professional guidance issued by the Royal Institution of Chartered Surveyors.
OUR COVERAGE ACROSS ENGLAND AND WALES
AMS Surveys acts for landlords nationwide, with established Commercial Building Surveying expertise across:
Our regional teams are supported by consistent national standards, ensuring reliable service whether the property is local or part of a wider portfolio.
HOW OUR LANDLORD DILAPIDATION PROCESS WORKS
1. Instruction and Lease Review
We review the lease, licences for alterations and any schedules of condition.
2. Site Inspection
A detailed inspection is undertaken by a Chartered Building Surveyor.
3. Schedule Preparation
Breaches are recorded clearly with supporting photographic evidence.
4. Issue and Ongoing Support
The schedule is issued ready for service on the tenant, with professional support during negotiations if required.
LANDLORD VS TENANT DILAPIDATIONS ADVICE
We act solely in the interests of the instructing party.
This page and service are dedicated to landlord Schedule of Dilapidations advice. Tenant defence, Section 18 considerations and mitigation strategies are addressed on a separate tenant-focused page.
Important Professional Note
Our advice relates to the physical condition of the property and compliance with lease obligations. Interpretation of lease terms remains a legal matter and should be confirmed by the landlord’s solicitor.
Landlord Schedule of Dilapidations - FAQ
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