What Is a Schedule of Dilapidations and What Does It Mean for Your Business?
If you rent a commercial property, the words “schedule of dilapidations” can trigger a sharp intake of breath. For many tenants, it arrives towards the end of a lease and outlines — sometimes in considerable detail — the repairs, reinstatements and redecoration works the landlord expects to be carried out before the keys are handed back.
Understanding what a schedule of dilapidations actually means, and how to approach it, can make the difference between a costly dispute and a straightforward handover. Here we explain the basics and how Wallace Contracts can help.
What Is a Schedule of Dilapidations?
A schedule of dilapidations is a formal document prepared by a landlord or their surveyor that lists the disrepair, breaches of lease covenant and reinstatement obligations at a commercial property. It is typically served on the tenant either during the lease (an interim schedule) or at the end of it (a terminal schedule).
The items listed can range from relatively minor cosmetic repairs — repainting walls, replacing damaged flooring or repairing a broken door — through to more significant structural works, such as removing partitions installed by the tenant or reinstating the property to its original layout.
What Are the Most Common Dilapidation Items?
Every schedule is different, but the works most commonly required include:
- Redecoration — repainting internal and external surfaces to the standard specified in the lease
- Flooring reinstatement — replacing damaged or worn flooring with materials matching the original specification
- Partition removal or reinstatement — removing partitions installed during the tenancy, or reinstating those removed
- Joinery repairs — repairing or replacing damaged doors, frames, skirting boards and architraves
- Suspended ceiling repairs — replacing damaged ceiling tiles or reinstating ceiling grids removed during the tenancy
- M&E works — removing redundant electrical or gas installations and making good
- External repairs — repairing roof damage, drainage issues, guttering and external paintwork
What Happens If You Ignore a Schedule of Dilapidations?
Ignoring a dilapidation schedule is rarely a good strategy. If a tenant fails to carry out the required works, the landlord can engage their own contractors to complete the works and pursue the tenant for the costs through legal action. These costs — which include the landlord’s surveyor fees on top of the actual works — are almost always higher than they would have been if the tenant had managed the works themselves.
There is also the question of negotiation. Dilapidation schedules are not always set in stone. An experienced contractor who can assess the schedule, carry out the works promptly and document everything correctly can significantly reduce the overall liability.
Do You Need an Asbestos Survey First?
Yes — before any dilapidation works can legally begin in a commercial property, an asbestos survey must be completed. This applies to virtually all commercial buildings, particularly those constructed or refurbished before the year 2000. Any asbestos-containing materials identified that will be disturbed during the works must be removed by a licensed contractor before the dilapidation programme begins.
This is a step that tenants sometimes overlook, and it is one of the most important. Failing to carry out an asbestos survey before commencing works can result in serious legal consequences. Wallace Contracts coordinate asbestos surveys with our ARCA-approved partner as part of every dilapidation project.
Should You Use a Specialist Dilapidation Contractor?
Dilapidation projects are different from straightforward refurbishment work. They require careful coordination across multiple trades — decorators, electricians, joiners, plumbers, flooring installers — all working to a specific programme and against the detailed list of requirements in the schedule. Any items missed or completed to an insufficient standard can result in the landlord rejecting the works and appointing their own contractor at the tenant’s cost.
Using a specialist contractor who manages all trades in-house, provides a dedicated project manager and works to a clear programme gives you the best chance of completing the dilapidation schedule on time, to standard, and without costly disputes.
How Wallace Contracts Can Help
Wallace Contracts Ltd have been managing dilapidation projects for commercial landlords and tenants across the Midlands and North West for over 45 years. We carry out all works in-house — there is no subcontracting — and every project is managed by a dedicated project manager who coordinates every trade from asbestos survey coordination through to final decoration and sign-off.
We work across a wide range of property types including offices, retail units, restaurants, warehouses and healthcare facilities, and we provide full H&S documentation and O&M manuals on completion.
If you have received a schedule of dilapidations or your lease is approaching its end, contact us for a free site survey and quotation. We will provide a detailed, itemised quote within 10 working days of survey. You can also find out more about our dilapidations service.
