What is a Dilapidation Survey?

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A dilapidation survey (sometimes called a Schedule of Condition or Schedule of Dilapidations) is an inspection of a commercial property’s façade, that records the condition of the interior and exterior façade and identifies any defects, disrepair or breaches of lease obligations.

It protects both landlords and tenants by documenting the façade’s condition when the lease starts, so it’s clear who is responsible for repairs during the lease and at the end.  This helps avoid disputes and supports fair negotiations between landlords, tenants and their advisors.

A commercial dilapidation survey is typically required when:

  • a lease is coming to an end
  • a new lease is about to begin and a baseline condition record is needed
  • a landlord believes a tenant may have caused damage or failed to meet repair obligations
  • planned refurbishment or redevelopment may affect surrounding properties or tenants
  • a tenant wants independent evidence to protect against future claims
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Who needs a Dilapidation Survey?

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Anyone involved in leasing or managing commercial property may find a dilapidation survey useful. Examples of circumstances in which you might need one include: 

  • A landlord preparing to assess a tenant’s repair obligations at the end of a lease
  • A tenant wanting independent evidence of the property’s condition before taking on a lease or handing it back
  • A property manager responsible for maintaining commercial buildings and ensuring compliance with lease terms
  • A building owner planning refurbishment, redevelopment or major works that could impact tenants or adjoining properties
  • A tenant in situ who needs clarity on repair responsibilities during the lease
  • A legal or professional advisor requiring accurate information to negotiate a claim or settle a dispute
  • A commercial operator seeking reassurance that the property meets agreed standards
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What a Dilapidation Survey includes

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To give landlords and tenants a clear understanding of the building’s façade’s condition and any breaches of lease obligations, we provide a detailed assessment of the internal and external façades and any required remedial work.

Inspections are tailored to the requirements of each commercial property, but a typical commercial dilapidation survey may include:

Review of lease documents and building information

Before inspection, we examine the lease, licences, alterations, schedules of condition and any relevant building documents to understand the repair obligations and the standard expected at lease expiry.

Full site inspection of the property

A detailed internal and external inspection is carried out to record defects, disrepair, wear and tear, unauthorised alterations and items that fall outside the tenant’s repairing responsibility. This includes fabric, finishes, services and external areas where relevant. 

Where cladding is present, a cladding inspection may be required. 

Photographic and written evidence

All issues identified are clearly documented using high-quality photographs and structured notes. This ensures the dilapidation survey report provides reliable, defensible evidence that can be used in negotiations or legal proceedings if required. For hard-to-reach areas, high-resolution images are provided via aerial drone survey.  

Schedule of Dilapidations

Where appropriate, we prepare a Schedule of Dilapidations setting out:

  • items of disrepair
  • breaches of covenant
  • required remedial work
  • the basis of the landlord’s claim

This forms the foundation for fair and informed discussion between parties.

Cost estimates for remedial works

We provide costed recommendations for repairs, reinstatement and making good, helping both parties understand potential financial liabilities and plan accordingly.

Support during negotiations or settlement

If required, we offer further assistance during the dilapidations process, including reviewing contractor quotes, advising on settlement strategies and acting as an expert witness in disputed cases.

Together, these elements ensure your dilapidation survey is clear, robust and aligned with current best practice.

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When should you schedule a dilapidation survey?

Façade Consultants

Knowing when to instruct a dilapidations surveyor helps landlords and tenants plan ahead, reduce risk and avoid last-minute disputes. The right moment depends on the stage of the lease and the condition of the property.

Common triggers include:

  • Before a commercial lease ends: to assess the property’s condition and understand what works may be required before handover.
  • At the start of a new lease: to prepare a Schedule of Condition that protects the tenant from being liable for pre-existing defects.
  • During lease negotiations or renewals: where clarity on current condition is needed to support discussions.
  • When significant defects, deterioration or safety concerns become apparent: to understand whether the tenant has obligations to repair or reinstate.
  • Ahead of planned refurbishment or fit-out works: so both parties understand the extent of reinstatement required at lease end.
  • When a landlord intends to serve a Schedule of Dilapidations: typically toward the end of the lease term or shortly after expiry.

The RICS guidance on landlord and tenant obligations provides more details.  

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Latest Projects

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Why choose Barry Jubb Associates?

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With significant experience in commercial building defects, reinstatement requirements and lease obligations, we provide bespoke dilapidation surveys that stand up to scrutiny and help resolve issues efficiently.

We deliver commercial dilapidations services across London, the Midlands and the South of England, supporting property owners, managers and corporate tenants with surveys of offices, retail units, industrial premises and mixed-use buildings. Our understanding of both construction and contractual obligations ensures every dilapidation survey report is clear, well-reasoned and aligned with current best practice.

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Comments From Our Customers

Façade Consultants

  • Really appreciate the work you have done on project so far.

    Henrietta Horton

    Senior Consultant

    Buro Happold

  • Many thanks for all your assistance on the project.

    John Clarkson

    Design Manager

    Kingerlee Ltd

  • Thanks for this Barry, just had a quick read through and it’s very thorough – a great report so thank you!

    Emma Swan

    Facilities Manager

    Jones Lang LaSalle

  • Thanks Barry for looking after our interests.

    Sunil Kansagra

Dilapidation Survey - Frequently Asked Questions

Façade Consultants

How much does a dilapidation survey cost

Costs vary based on building size, lease complexity, and required inspection level. Larger or more complex commercial properties may require more detailed reporting or additional site visits.

To ensure accuracy, we provide a tailored quotation once we understand the scope of your property and the relevant lease terms.

What happens after the dilapidation survey?

Following the inspection, you receive a structured dilapidation survey report (sometimes referred to simply as a dilapidation report) outlining any breaches, recommended remedial works and estimated costs. 

Landlords may use this information to prepare and serve a Schedule of Dilapidations. Tenants can use the report to understand their liabilities, plan reinstatement works or negotiate a settlement.

Do you manage remedial works or just provide the report?

We can support beyond the survey if required. This may include:

  • reviewing contractor quotations
  • advising on appropriate remedial strategies
  • assisting with settlement discussions
  • providing oversight during remedial works

You are free to instruct your own dilapidation contractors, but we can guide you through the process if you want continuity.

Can you survey historic / listed buildings?

Yes. We regularly survey older or heritage commercial buildings, including listed properties. These often require additional sensitivity around materials, detailing and reinstatement obligations, which we take into account during inspection and reporting.

What happens if the survey finds serious defects or hazards?

If significant issues are identified, the report will set out the nature of the problem, the relevant lease implications and the recommended next steps.

Where safety concerns exist, such as structural defects, water ingress or fire-related issues, we will highlight these clearly and advise whether further investigation or immediate action is required.

Contact Our Dilapidations Surveyor Today

Speak to our dilapidations surveyor today to get clear, practical advice on the condition of your commercial property and your lease obligations. 

 

We provide structured reporting and tailored support across London, the Midlands and the South of England to help you move forward with confidence.

 

Tel: 01489 690095
Email: enquiry@barryjubbassociates.co.uk
Or send us an enquiry through our contact page

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