Commercial Property — Birmingham, West Midlands & UKDilapidations Services
Dilapidations advice for landlords and tenants across Birmingham and the West Midlands, from schedules of condition at the start of a lease to costed claims, negotiation and settlement at lease end.
Overview
Dilapidations, settled on the evidence
Dilapidations are breaches of the repairing, reinstatement and redecoration obligations in a commercial lease, usually claimed by the landlord when the lease ends. Getting the claim, or the response to it, right can make a significant difference to the final settlement.
We act for landlords and tenants on offices, industrial and logistics units and retail premises. As chartered quantity surveyors, we focus on what the works should really cost: pricing schedules of dilapidations accurately, testing the other side’s figures and negotiating a fair settlement in line with the RICS professional standard on dilapidations and the Dilapidations Pre-Action Protocol.
Where a matter needs specialist input, such as a detailed building surveying inspection or a Section 18 diminution valuation, we work with trusted RICS-regulated partner surveyors and valuers, while remaining your single point of contact. If you also need to carry out reinstatement or strip-out works, we can manage those too.
Scope of Services
What we do
Dilapidations services for landlords and tenants, from the start of a lease to final settlement.
Schedules of condition
Recording the condition of premises at the start of a lease, to limit a tenant’s future liability and avoid disputes later.
Schedules of dilapidations
Preparing interim and terminal schedules for landlords, in line with the lease and the Dilapidations Protocol.
Responding to claims
Reviewing a landlord’s schedule on behalf of a tenant and preparing a clear, evidenced response.
Costing and quantum
Pricing each item realistically and testing the other side’s rates and quantities — where most claims are won or lost.
Negotiation and settlement
Meeting the other side’s surveyor to narrow the issues and agree a fair financial settlement.
Reinstatement works
Managing strip-out and reinstatement works where carrying out the works is better value than paying a claim.
Our Approach
How we handle a dilapidations claim
Review the lease
Understanding the repairing, reinstatement and decoration obligations, along with any licences for alterations.
Inspect the premises
Inspecting and recording the condition of the property, with specialist partner surveyors where needed.
Prepare or review the schedule
Preparing a schedule of dilapidations for a landlord, or reviewing the landlord’s schedule for a tenant.
Price the works
Pricing each item realistically and testing the other side’s figures against current market rates.
Negotiate
Meeting the other side’s surveyor to narrow the issues and work towards an agreed settlement.
Settle or carry out works
Agreeing a financial settlement, or managing reinstatement works before the lease ends.
Why October Projects
Why appoint October Projects
Cost-led advice
As chartered quantity surveyors, we price dilapidations accurately and challenge inflated figures, which is where most claims are won or lost.
Experience of both sides
We act for landlords or tenants, so we understand how claims are built and how they are defended.
One point of contact
We lead your matter from start to finish, bringing in trusted partner surveyors and valuers where specialist input is needed.
Lease ending soon? Talk to us about your premises.
Questions
Frequently asked questions
What are dilapidations?
Dilapidations are breaches of the repairing, reinstatement and redecoration obligations in a commercial lease. The term is also used for the landlord’s claim for the cost of putting those breaches right, usually at the end of the lease.
When is a schedule of dilapidations served?
A terminal schedule is usually served in the final years of a lease or shortly after it ends. Interim schedules can be served during the lease, so breaches can be dealt with before the term expires.
What is a Section 18 valuation?
Section 18(1) of the Landlord and Tenant Act 1927 limits damages for disrepair to the reduction in the value of the landlord’s interest. A diminution valuation, prepared by a specialist valuer, tests whether a claim exceeds that cap. We coordinate these with partner valuers where needed.
Can a tenant carry out the works instead of paying?
Often, yes. Carrying out the works before the lease ends can be cheaper than paying a claim, but it needs enough time and careful agreement of the scope. We can advise on which approach offers better value and manage the works.
Do you act for landlords and tenants?
Yes, we act for either landlords or tenants, but never for both sides on the same matter. We are surveyors, not solicitors, so where legal advice is needed we work alongside your solicitor.
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