At James Scott Associates, no two instructions are ever quite the same and some come with the added bonus of seeing different corners of the UK along the way.
We were instructed by Biobank to prepare Schedules of Dilapidations at three of their sites in Stockport, Bristol, and Reading. Three locations, three different buildings but one consistent approach.
What is a Schedule of Dilapidations?
Put simply, it’s a report that identifies where a tenant may not have met their lease obligations, usually at, or approaching, the end of a tenancy.
Most commercial leases require tenants to keep a property in repair, maintain key elements, and return it in a specified condition. A dilapidations schedule sets out where that hasn’t happened and what needs to be done to put it right.
What Does the Process Involve?
It starts with a detailed inspection of the property, inside and out.
Externally, we’re looking at the building envelope roofs, walls, windows, and external areas. Internally, we assess finishes, fixtures, and the general condition of the space, always with one eye on the lease obligations.
This is where the detail matters. What might look like minor wear and tear can, in lease terms, become a repair liability.
Turning Findings into a Clear Schedule
Once the inspection is complete, we translate our findings into a structured, easy-to-follow schedule. Each item links back to the relevant lease clause and sets out:
- What the issue is
- What needs to be done
- What it’s likely to cost
Photographs, like the ones included here, play a key role in evidencing condition, both externally and internally, and help remove ambiguity.
Why It Matters
Dilapidations can carry significant cost implications. For tenants, it’s about understanding potential liabilities early. For landlords, it’s about protecting the value of their asset.
A clear, well-prepared schedule helps both sides have informed, commercially sensible conversations—and often avoids disputes further down the line.
A Nationwide Perspective
Working across Stockport, Bristol, and Reading on this instruction was a great reminder that while buildings differ, the principles remain the same: understand the lease, inspect thoroughly, and report clearly.
It’s also a reminder that our role as surveyors isn’t just desk-based—we’re fortunate to get out on site and see a wide range of properties and locations as part of the job.
Dilapidations don’t need to be complicated. With the right advice, they’re simply about understanding obligations and dealing with them in a clear and practical way.
Get in touch
James Scott Associates are a friendly, innovative and experienced Chartered Surveying practice based on the Fylde Coast, who specialise in building design and project management. Regulated by the RICS.
Contact us today to find out how James Scott Associates can help you.