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Professional & AdvisoryDilapidations Advice
Expert dilapidations advice for commercial landlords and tenants.
Overview
Protecting your position on both sides of the lease
Commercial leases often place significant repair, maintenance and reinstatement obligations on tenants. As a lease approaches expiry, these obligations can become the subject of a dilapidations claim, potentially involving substantial costs and complex negotiations.
Whether you are a landlord seeking to protect the value of your asset or a tenant looking to minimise your financial exposure, professional dilapidations advice can make a significant difference.
At Ashstep Surveys, we provide practical, commercially focused dilapidations advice to landlords, tenants, investors and property professionals across Gloucestershire and the surrounding region.
With extensive experience in commercial property, building defects and lease obligations, we help clients understand their position, manage risk and achieve the best possible outcome.
Need Advice on a Dilapidations Claim?
Speak to Ashstep Surveys today for clear, independent guidance from an experienced Building Surveyor.
What it is
What Are Dilapidations?
Dilapidations are breaches of lease obligations relating to the condition of a commercial property.
Most commercial leases require tenants to:
- Keep the property in repair
- Maintain the premises
- Decorate at specified intervals
- Comply with lease obligations
- Reinstate alterations where required
If these obligations have not been fulfilled, the landlord may pursue a dilapidations claim seeking compensation or remedial works.
Dilapidations commonly arise at:
- Lease expiry
- Lease renewal
- Break clauses
- Property disposal
- Lease assignments
Understanding your obligations early can help avoid unnecessary costs and disputes.
For tenants
Dilapidations Advice for Tenants
Many tenants only discover the potential cost of dilapidations when they receive a Schedule of Dilapidations from their landlord.
By that stage, there may be limited time available to assess the claim and negotiate a resolution.
Our dilapidations services for tenants include:
- Lease Review — understanding repair, maintenance and reinstatement obligations
- Dilapidations Assessments — reviewing the landlord's claim and assessing its validity
- Cost Analysis — identifying unreasonable, excessive or unsupported items
- Negotiation Support — helping achieve a fair and commercially sensible settlement
- Exit Strategy Advice — reducing lease-end liabilities through early planning and proactive management
Our aim is to ensure tenants only pay what they are genuinely responsible for under the terms of the lease.
For landlords
Dilapidations Advice for Landlords
Protecting the condition and value of a commercial property is essential.
Where lease obligations have not been fulfilled, landlords may be entitled to recover the cost of repairs, reinstatement works and other losses.
We assist landlords with:
- Schedule of Dilapidations Preparation — producing detailed schedules identifying breaches of lease obligations
- Lease Compliance Reviews — assessing tenant compliance with repairing covenants
- Cost Assessment — preparing realistic and evidence-based claims
- Negotiation and Settlement Support — helping achieve fair and commercially sensible outcomes
- Asset Protection Advice — supporting long-term property value and investment performance
Our reports are clear, professional and designed to support effective negotiations.
The document
What Is a Schedule of Dilapidations?
A Schedule of Dilapidations is a document that identifies alleged breaches of lease obligations and the works required to remedy them.
The schedule may include:
- Repair items
- Decoration requirements
- Reinstatement obligations
- Maintenance failures
- Building defects
- Associated costs
A professionally prepared Schedule of Dilapidations provides a strong foundation for discussions between landlords and tenants and helps ensure claims are properly evidenced.
Common findings
Common Dilapidations Issues We Encounter
Every property is different, but some of the most common issues include:
Internal Damage
- Damaged walls and ceilings
- Floor covering deterioration
- Joinery defects
- General wear beyond normal use
Repair Obligations
- Roof defects
- Water ingress
- Damaged doors and windows
- External building repairs
Decoration Requirements
- Internal redecoration
- External painting
- Failure to comply with lease requirements
Alterations and Reinstatement
- Removal of tenant alterations
- Restoration of original layouts
- Removal of fixtures and fittings
Compliance Issues
- Fire safety concerns
- Building regulation matters
- Lease compliance failures
Timing matters
Why Early Advice Matters
One of the biggest mistakes tenants make is waiting until the end of the lease before seeking professional advice.
Early involvement can often:
- Reduce potential liabilities
- Improve negotiation outcomes
- Avoid unnecessary disputes
- Provide greater certainty over costs
- Help budget for future obligations
- Allow planned works to be completed more cost-effectively
For landlords, early preparation can strengthen claims and improve the prospects of a successful resolution.
How we work
Our Dilapidations Process
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01
Initial Consultation
We discuss the property, lease and circumstances surrounding the matter.
-
02
Document Review
We review relevant lease documentation and supporting information.
-
03
Property Inspection
A detailed inspection is carried out to assess condition and compliance.
-
04
Advice and Reporting
We provide clear recommendations tailored to your position.
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05
Negotiation Support
Where required, we assist throughout negotiations and settlement discussions.
Our focus is always on achieving a practical, commercially sensible outcome.
Why Ashstep
Why Choose Ashstep Surveys?
Extensive Dilapidations Experience
Ashleigh Stephens has advised on dilapidations matters across commercial, industrial and investment property portfolios throughout his surveying career.
Commercial Property Expertise
We understand both the technical and commercial issues that influence dilapidations disputes.
Clear, Practical Advice
Our recommendations are designed to help clients make informed decisions rather than simply identify problems.
Director-Led Service
You will deal directly with an experienced Building Surveyor throughout the instruction.
Fast Response Times
Lease events and dilapidations matters often operate to tight deadlines. We pride ourselves on being responsive and efficient.
Local Knowledge
Based in Cheltenham, we work with landlords and tenants across Gloucestershire, including Gloucester, Cheltenham, Stroud, Cirencester, Tewkesbury and the wider Cotswolds.
FAQs
Frequently Asked Questions
What are dilapidations?
Dilapidations are breaches of lease obligations relating to repair, maintenance, decoration or reinstatement of a commercial property.
Can a tenant challenge a dilapidations claim?
Yes. Many claims contain items that may be negotiable, unsupported or outside the tenant's lease obligations.
When should a landlord prepare a Schedule of Dilapidations?
Ideally before lease expiry to allow sufficient time for discussions and resolution.
How can a tenant reduce a dilapidations claim?
Early professional advice, careful lease review and a detailed assessment of the claim can often reduce potential liabilities.
What is the difference between a Schedule of Condition and a Schedule of Dilapidations?
A Schedule of Condition records the property's condition at the start of a lease, whereas a Schedule of Dilapidations identifies alleged breaches of lease obligations, typically towards the end of a tenancy. Find out more about our Schedule of Condition service here.
How much does dilapidations advice cost?
Fees depend on the complexity of the matter and the size of the property. We provide tailored quotations based on your requirements.
Next steps
Protect Your Position Before Costs Escalate
Whether you are a landlord pursuing a claim or a tenant responding to one, professional advice can significantly influence the outcome. At Ashstep Surveys, we provide clear, commercially focused dilapidations advice designed to protect your interests and minimise unnecessary costs.
Get in touch
Get Advice on Your Dilapidations Claim
Whether you are a landlord pursuing a claim or a tenant responding to one, contact Ashstep Surveys today to discuss your circumstances and receive clear, independent guidance.
Call 0330 133 2685
Email info@ashstepsurveys.co.uk
Address The Limes, Bayshill Road, Cheltenham, Gloucestershire GL50 3AW
Ashstep Surveys — Providing dilapidations advice, Schedule of Dilapidations preparation and lease-end property consultancy services throughout Cheltenham, Gloucester, Stroud, Cirencester, Tewkesbury, the Cotswolds and the wider Gloucestershire region.
We'll come back to you with a no-obligation quotation.