Commercial
Dilapidation Surveys & Consultancy.
At Fourth Wall Building Consultancy, we provide expert dilapidations advice tailored to the needs of commercial landlords and tenants across the UK. Our service is designed to help both parties understand, manage and mitigate their liabilities and obligations under lease agreements: whether at lease end, during occupation, or at acquisition.
We support commercial property investors, corporate occupiers, institutional landlords, and private tenants with end-to-end dilapidations consultancy services, including:
- Lease and liability assessments
- Schedules of Dilapidations (interim and terminal)
- Schedules of Condition (to limit liability at lease inception)
- Dilapidations claims negotiation and defence
- Lease exit strategies and break clause planning
- Portfolio-wide dilapidations management
- Technical due diligence and reinstatement cost planning
Our team ensures that landlords can recover appropriate costs and tenants avoid overpayment or unjustified claims.
What are dilapidations and what do we mean by dilapidations?
Dilapidations refer to breaches of lease covenants relating to the condition of a commercial property. These can include:
- Failure to repair or maintain
- Lack of redecoration
- Non-compliance with statutory regulations
- Alterations requiring reinstatement
Our role is to offer strategic, cost-effective solutions that ensure compliance with lease obligations while supporting your commercial objectives.
Our process starts with a detailed review of your lease documentation to fully understand your obligations and potential liabilities. This allows us to provide tailored advice and accurate cost forecasting from the outset.
Our dedicated dilapidations team operates across the UK, with project leadership and technical oversight based in London. We bring sector-specific knowledge across office, retail, logistics, and rural assets, ensuring advice is always relevant to your building type and market context.
By combining regional insight with national capability, we support both single-asset and portfolio clients through every phase of the lease lifecycle.
Why Do You Need a Dilapidations Survey?
If you are a landlord or tenant, you need an inspection of your property prior to a new tenancy or a lease ending – this is called a dilapidations survey. Dilapidations refers to the condition of a property prior to or during its occupancy or when a lease ends.
Both occupiers and landlords can stand to lose substantial sums of money if their dilapidation liabilities are not understood. Prior to signing a lease, both parties should record the condition of the property (ideally through a schedule of conditions), and understand their liabilities and repair responsibilities in relation to the lease to ensure their investment is protected during the lease and at lease end – this is where a Fourth Wall dilapidations survey comes in.
During the term of the lease, an occupier needs to plan for their repair obligations well in advance of the expiry of the lease to protect their deposit and the ability to break a lease. As the end of the lease nears, unless the occupier has completed all the repair work required under the lease, the landlord will issue a schedule of dilapidations to the tenant outlining the work required to comply with the tenant’s obligations whilst under the lease.
At lease expiry, if a tenant fails to return the property to the landlord in the condition required by the lease, the landlord will seek to recover the costs for such works through dilapidations as a claim for the damages.
Both landlord and tenant need to understand their obligations in relation to the lease, and a dilapidation survey can ensure that everyone is on the same page. Get in touch for expert advice from our independent chartered surveyors.
If you’re still unsure on what a dilapidation survey is, we’ve written a blog post discussing when they are needed, who’s responsible for them, and understanding your rights as a landlord or tenant which may offer some insight.
Landlords and Occupiers of commercial property have numerous obligations: we provide bespoke strategic advice to guide them so that requirements to reinstate, repair, redecorate and comply with status meet client specific objectives for the business.
Liam Piercy BSc (Hons) MRICS, Director – Fourth Wall North West
Why Choose Fourth Wall For Your Dilapidation Survey?
At Fourth Wall, we pride ourselves on creating a comprehensive dilapidation surveying process for all our customers so they can understand their properties and the aspects that matter the most. We stay clear of the old-fashioned jargon-heavy approach and instead focus on providing quality advice that both tenants and landlords can rely on. Our team understands the importance of being fair towards both parties, which is why we offer reliable, trustworthy, and transparent services from the get-go. To start your journey with Fourth Wall book a free no-obligation consultation with one of our friendly chartered surveyors.
- Specialist Dilapidations Surveyors with experience across office, retail, logistics, and mixed-use sectors
- RICS-regulated firm with a strong reputation for technical rigour and practical insight
- UK-wide coverage with regional knowledge and London leadership
- Bespoke reporting aligned with your legal and financial strategy
- A single point of contact for portfolio and single-asset projects
Our surveyors are trusted advisors who combine technical diligence with deep market understanding, ensuring your interests are always front and centre.
Benefits For Tenants: Limit Liability and Navigate Disputes
Whether you’re preparing for a lease exit or responding to a claim, our team can help you:
- Understand your repairing obligations;
- Contest inflated or unfounded dilapidations claims;
- Strategically plan for lease breaks or relocations;
- Commission a Schedules of Condition to protect your position at the start of a lease;
- Commission a Pre-Lease Survey to assess the building condition and put your new lease obligations in context.
With Fourth Wall, tenants gain access to clear, actionable advice grounded in commercial reality, not legal ambiguity.
For Landlords: Maximise Recovery, Minimise Risk
As a landlord, protecting your asset and ensuring tenants comply with lease obligations is vital. We help you:
- Accurately quantify dilapidations claims
- Serve compliant Dilapidations claim and reinstatement notices
- Prepare for lease expiry and building reoccupation or sale
- Resolve disputes through negotiation or expert reports
Our advice ensures maximum recoverability while avoiding costly legal disputes and delays.
At Fourth Wall, we don’t just assess buildings: we understand the commercial drivers behind every lease. Our clients come to us for dilapidations advice because they know they’ll get clear, strategic guidance that protects their position, controls cost, and minimises risk. We’re not just ticking boxes — we’re safeguarding your investment.
Pete Nichols BSc (Hons) MRICS, Director – Fourth Wall Midlands
What is Included in a Dilapidations Assessment, Pre-Lease Survey and Dilapidations Schedule?
A comprehensive inspection of all physical elements of your property, including but not limited to doors, walls, pipes, windows, roof and more.
A jargon-free, complete report of any damage or changes to the original structure of the property which may include elements such as cracks, dampness and mould.
A dedicated chartered surveyor providing expertise and guidance to ensure a fair and reasonable settlement is reached.
A summary of relevant lease obligations, any breaches of lease agreements and where the responsibilities lie for these breaches.
A summary of estimations of the cost required to complete the works and advice on timescales to complete this.
Honest advice if and when required, from a team of professionals who have your best interests at heart.
Ready to take the next steps?
Book Your Comprehensive Dilapidations Assessment Survey
Disputes can be common between landlords and tenants over dilapidations surveys, so you want to ensure that you’ve got a quality surveyor in your corner who has the expertise to ensure a fair outcome. We’ve created a simple and comprehensive service to suit people in these scenarios so the process can be as easy as possible. Simply fill in the contact form below, or contact us by email or phone for a free consultation with our friendly team.
Dilapidations can be complex and contentious—but with the right advice, they don’t have to be. At Fourth Wall, we focus on clarity, strategy, and results. Whether you’re a landlord or a tenant, our job is to simplify the process, challenge assumptions, and deliver commercially sound outcomes every time.
Joshua Weston BSc(Hons) MRICS, Director – Fourth Wall Lead Director
RICS Appointed Member of the Professional Group Panel for Building Surveying & Building Control
What Our Clients Say.
We could tell you how great our team and services are, but that would be too easy. Why not take a look at what some of our previous clients have said?
Dilapidations Survey FAQs
Browse some of the common questions that our team are asked when it comes to choosing the survey that’s right for you.
How Much Does a Dilapidation Survey & Report Cost?
There is no set cost to how much a dilapidation report costs; it depends on the size, value and complexity of the property, the extent of damages as well as other factors that the surveyor will take into account. If you are interested in finding out more about having a dilapidation survey conducted for your property, contact one of our team for a no-obligation consultation and quote.
When is a Dilapidation Survey Required?
A landlord, property manager or tenant will commonly request a dilapidation report to be carried out prior to a new tenancy or if a tenant is coming to the end of their lease. This is to see any damage that has been caused to the property and see what needs repairing in relation to the tenant’s responsibilities.
Who Pays For a Dilapidations Survey?
Dilapidation surveys are very common towards the end of a lease and each party will pay for their own surveyor to negotiate the dilapidation claim. Our team can offer you advice either as a tenant or landlord to ensure that legalities are dealt with promptly.
Who Can Carry Out a Dilapidations Survey?
A chartered building surveyor, like ourselves, is the person who typically carries out a dilapidations survey. This is because we have the knowledge and expertise to conduct the survey by following (and going above and beyond) the RICS guidelines and dilapidations protocol legislation.
How are Dilapidations Calculated?
We conduct a thorough inspection of the property, identifying its condition in relation to the lease and identifying repairs the tenant is required to put right under the terms of their lease. Prior to the lease being agreed upon, we’ll also put together a schedule of condition to record the condition of the property. We’ll identify costs for any defects and negotiate with the other party on reasonable costs and liabilities.
What is the Timeline For Dilapidations?
The sooner the tenant is served a dilapidation claim, the better for both parties. We’d recommend getting a dilapidation survey completed no more than 56 days (which is considered a “reasonable timeframe” after the lease ends, or sooner if possible. However, by law, you do actually have up to 6 years to commence a claim against a previous tenant.
How much does a dilapidations survey cost?
The cost of a dilapidations survey varies depending on factors such as the size and type of the property, the complexity of the lease, and whether you’re a landlord preparing a claim or a tenant defending one. As a guide, fees typically range from £750 to £2,500+ for standard commercial properties. Larger portfolios or disputes involving expert negotiation may cost more.
Are fixed dilapidations fees available?
Yes — at Fourth Wall, we offer fixed fee options for straightforward instructions and can provide bespoke quotes for more complex or portfolio-based work. This gives our clients cost certainty from the outset.
Can you help with dispute resolution and negotiation too?
Yes we provide end-to-end dilapidations support, including negotiation, expert witness services, and strategic advice tailored to your lease obligations and commercial goals.
Local Knowledge
National Coverage.
We have surveyors based across England in our regional offices. With expert knowledge of their local areas, you know you’re in safe hands.
Fourth Wall Yorkshire
Sheffield
2nd Floor
38 Carver Street
Sheffield S1 4FS
Fourth Wall // Midlands
Fourth Wall // South East
Areas We Cover
London
Mayfair
Pimlico
Kensington
Westminster
Lambeth
Islington
Enfield
Camden
Barnet
Belsize Park
Hampstead Heath
Finsbury Park
Home Counties
Ascot
Windsor
Sunningdale
Maidenhead
Cookham
Virginia Water
Cobham
Weybridge
Esher
Guildford
Oxshott
Beaconsfield
