Dilapidations Survey

Get Expert Dilapidations Help from RICS Surveyors

Received a Schedule of Dilapidations, or preparing one as a landlord? We'll match you with RICS-qualified, dilapidations-experienced surveyors. Request a no-obligation quote in about a minute and protect your position, usually within the 56-day deadline.

✓ RICS-qualified surveyors ✓ Built for 56-day deadlines ✓ Free, no-obligation quote

RICSQualified surveyors only

56dDeadline-aware turnaround

£0No-obligation enquiry

UKNationwide coverage

In short

How do you respond to a commercial dilapidations claim?

If you have received a Schedule of Dilapidations at the end of a commercial lease, you do not simply pay the figure demanded. You respond, usually within 56 days, and negotiate it down. The opening claim is a starting position, and most settle for far less once each item is challenged and the statutory cap is applied.

Commercial dilapidations at lease end follow the Ministry of Justice Dilapidations Pre-Action Protocol, which expects a tenant response within a reasonable time, commonly 56 days.
Section 18 of the Landlord and Tenant Act 1927 caps damages at the amount the disrepair reduces the value of the landlord's interest, which can be far below the cost of the works.
Supersession (works the landlord intended anyway) and challenging individual items reduce the bill further, so most claims settle by negotiation rather than in court.
A RICS-qualified dilapidations surveyor prepares your response and any diminution valuation. You can check a firm's regulation via RICS Find a Surveyor.

Maintained by the ComSurv team and checked against RICS and UK government sources. ComSurv is a matching service, not a firm of surveyors. General information, not legal advice.

Why it matters

Claims at lease end can exceed a year's rent.

Whether you are defending a tenant position or preparing a landlord claim, expert surveyor input changes the outcome. We match you with surveyors who know the legal framework and the negotiation that follows.

Dilapidations assessment – reduce what you pay

Expert challenge of an inflated schedule can significantly cut a tenant's final liability.

Dilapidations report to strengthen your claim

Landlords get a robust, defensible schedule that stands up through negotiation.

Built for the 56-day window

Fast-moving surveyors who understand the response deadlines you are working to.

Legal and negotiation expertise

RICS-qualified, dilapidations-experienced professionals who do this every week.

How it works

Matched with the right surveyor in three steps.

Tell us what you need

Answer a few quick questions about the property and your timeline.

We match you with surveyors

We match you with one of the RICS-qualified commercial surveyors who cover your area and survey type.

Receive your quote and book

Get a no-obligation quote and go ahead only if it’s right for you.

What's involved

What a dilapidations survey involves

Dilapidations are the repairs, redecoration and reinstatement a landlord can require at the end of a commercial lease. When a lease ends, landlords often serve a Schedule of Dilapidations setting out the work and the cost. A RICS-qualified, dilapidations-experienced surveyor reviews that schedule, inspects the property and advises what you're genuinely liable for. For a tenant that usually means a lower final bill. For a landlord it means a robust, defensible claim.

What the surveyor does

Reviews the landlord’s Schedule of Dilapidations line by line
Inspects the property against the lease and any Schedule of Condition
Challenges items that aren't your responsibility or are overstated
Advises on the section 18 diminution cap
Supports negotiation from first response to settlement

Who needs one

Tenants who've received, or expect, a Schedule of Dilapidations
Tenants approaching lease end who want to plan and budget
Landlords preparing a claim that has to stand up
Agents acting on either side

Why act early

Responses are typically required within 56 days of the schedule
Early advice gives more room to challenge and negotiate
Claims often exceed a tenant's expectations, sometimes a year's rent or more
Expert input can significantly cut what a tenant pays

Tight deadlines

Miss the response window and you lose your strongest negotiating position.

A dilapidations response is typically required within 56 days. The earlier a surveyor is involved, the more room there is to challenge items, agree scope and protect your position. We move quickly so you do not run out of time.

Start your enquiry

Vacated commercial unit at end of lease showing wear

Qualified & accredited

Qualified, regulated and accountable.

The surveyors we match you with are RICS-regulated and accredited professionals. ComSurv is a matching service and is not itself a regulated firm.

Accreditations & memberships

Questions

Dilapidations FAQs

How much does a dilapidations surveyor cost?+

It depends on the size of the property and the scope of the claim. As a guide, fees start from a few hundred pounds for a straightforward matter and rise for larger premises or complex, high-value claims. You'll get a no-obligation quote.

How long do I have to respond to a Schedule of Dilapidations?+

Typically 56 days from when the landlord serves it, though it depends on your lease and the situation. The sooner a surveyor is involved, the more scope there is to challenge items and protect your position.

Can a surveyor reduce my dilapidations bill?+

Often, yes. An experienced surveyor can challenge items that are not your responsibility, that are overstated, or that fall away under the section 18 cap. Many tenants end up paying significantly less than the opening claim.

What is a Schedule of Dilapidations?+

It's the document a landlord serves setting out the repairs, redecoration and reinstatement they say you're liable for at lease end, usually with costs attached. It's the starting point for negotiation, not a final bill.

Do landlords need a dilapidations surveyor too?+

Yes. A surveyor helps a landlord prepare a properly evidenced, defensible schedule that holds up through negotiation, rather than one that gets picked apart.

What is a section 18 valuation?+

Section 18 of the Landlord and Tenant Act 1927 caps a landlord's damages at the drop in the property's value caused by the disrepair. A surveyor advises whether it applies and how it limits your liability.

Also required on this property

One property, several obligations. Sort them together.

Most commercial premises carry more than one compliance duty. These are the ones that usually sit alongside this service, or run our compliance check to see everything your property needs in one go.