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Keys to a rental property with a lease agreement resting beneath them. A pen is shown adjacent.

SCHEDULE OF DILAPIDATIONS FOR TENANTS

Chartered Building Surveyors Acting Across England and Wales

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A Schedule of Dilapidations for tenants provides independent, professional advice to help commercial tenants understand, challenge and mitigate dilapidations claims made by landlords.

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Prepared by Chartered Building Surveyors, tenant dilapidations advice focuses on protecting tenants from overstated claims, unnecessary remedial works and excessive financial settlements at lease end.

 

AMS Surveys acts for commercial tenants across England and Wales, with strong regional expertise in Liverpool, Manchester, Cheshire, Lancashire and North Wales.

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KEY TAKEAWAYS FOR TENANTS

  • Landlord dilapidations claims can often be challenged or reduced

  • Not all alleged breaches are valid or enforceable

  • Section 18 legislation may limit landlord claims

  • Professional advice can significantly reduce settlement exposure

  • Early instruction improves negotiation outcomes

WHAT IS TENANT DILAPIDATIONS ADVICE?

Tenant dilapidations advice involves the professional review and response to a landlord’s Schedule of Dilapidations.

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Our role is to:

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  • Assess whether alleged breaches are valid

  • Identify overstated or unenforceable items

  • Consider statutory limitations, including Section 18

  • Support negotiation and settlement discussions

  • Protect the tenant’s financial and legal position

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This service is particularly important where large terminal claims are presented at lease expiry.

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WHEN SHOULD TENANTS INSTRUCT A DILAPIDATIONS SURVEYOR?

During the Lease Term

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To:

  • Address interim schedules

  • Avoid escalation of disrepair

  • Reduce exposure at lease end

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At Lease Expiry

To:

  • Respond to a Terminal Schedule of Dilapidations

  • Understand true liability

  • Avoid unnecessary reinstatement works

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After Lease Expiry

To:

  • Review quantified claims

  • Support negotiation or dispute resolution

  • Obtain independent expert advice

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Early instruction almost always results in better commercial outcomes.

WHAT DOES TENANT ADVICE INCLUDE?

Our tenant-focused service typically includes:

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  • Review of the lease and repairing obligations

  • Assessment of the landlord’s Schedule of Dilapidations

  • Identification of invalid or exaggerated claims

  • Consideration of Section 18 (diminution in value)

  • Advice on appropriate remedial scope

  • Strategic input to support negotiations

  • Liaison with solicitors where required

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We act independently and in the sole interests of the tenant.

WHO THIS SERVICE IS FOR

This service is suitable for:

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  • Commercial tenants

  • Business owners and occupiers

  • Corporate occupiers

  • Franchise operators

  • Solicitors acting for tenants

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We do not act for both parties on the same matter.

COMMERCIAL PROPERTY WE ADVISE ON

We regularly advise tenants occupying:

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  • Office buildings

  • Industrial and warehouse units

  • Retail premises and shopping parades

  • Mixed-use commercial buildings

  • Leisure and hospitality properties

 

Including older and heritage commercial buildings​

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WHY TENANTS CHOOSE AMS SURVEYS

  • MRICS Chartered Building Surveyors

  • Strong commercial lease understanding

  • Independent, landlord-led advice

  • Clear, enforceable schedules

  • Regular liaison with solicitors and managing agents

  • Experience across single assets and large portfolios

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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 tenants nationwide, with established Commercial Building Surveying expertise across:

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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 TENANT DILAPIDATION PROCESS WORKS

1. Instruction and Lease Review

We review the lease and any schedules received.

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2. Site Inspection

A detailed inspection is undertaken by a Chartered Building Surveyor.

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3. Assessment and Advice

Alleged breaches are assessed against obligations and statutory limits.

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4. Strategy and Negotiation Support

We advise on response strategy and settlement positioning.

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5. Ongoing Support

We assist through negotiations or dispute resolution where instructed.

TENANT VS LANDLORD DILAPIDATIONS ADVICE

This page and service are dedicated solely to tenant representation.

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Landlord-focused advice, enforcement strategies and claim preparation are addressed separately to ensure independence, clarity and avoid conflicts of interest.

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Important Professional Note

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Our advice relates to the physical condition of the property and the application of surveying principles. Interpretation of lease terms remains a legal matter and should be confirmed by the tenant’s solicitor.

Tenant Dilapidations Advice FAQ

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INSTRUCT TENANT DILAPIDATIONS ADVICE

If you are a commercial tenant facing a dilapidations claim, our Chartered Building Surveyors can provide clear, independent and commercially focused advice.

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