This guide explains the process in plain English and shows where a works contractor like WarehouseStripOut fits. It is general information, not legal or surveying advice.
The schedule of dilapidations
Towards the end of a lease, or after it ends, the landlord's surveyor usually prepares a schedule listing breaches of the lease covenants and the works needed to remedy them. The tenant's surveyor responds. Industry guidance such as the RICS professional standard on dilapidations and the Dilapidations Protocol sets out how this process should work.
Reinstatement, repair and redecoration
- Reinstatement: removing tenant alterations such as racking, mezzanines, offices and partitions
- Repair: remedying disrepair to floors, cladding, doors and services
- Redecoration: as required by the lease
Do the works, or pay the claim?
Tenants can often choose to carry out the works themselves before lease end rather than paying the landlord's assessed cost afterwards. Whether that is the better option depends on the lease and the advice of your surveyor.
Plan early
Start planning 6–12 months before lease end. Racking, mezzanines and equipment may have resale value that offsets part of the cost of the works.
Frequently asked questions
Who prepares a schedule of dilapidations?
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Normally a building surveyor acting for the landlord. The tenant should appoint their own surveyor to respond.
Does WarehouseStripOut prepare schedules?
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No. We carry out the physical works. We are not surveyors or legal advisers.
When should I start planning?
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Ideally 6–12 months before the lease end date.