Schedule of Dilapidation

Schedule of Dilapidation London

If you have received a dilapidation schedule from your landlord, or you are approaching lease end and want to understand your position, the first step is independent advice from a RICS chartered surveyor before you respond or agree to anything.

3000+

Happy Clients

2000+

Red Book Valuations

1000+

Surveys

25+

Years of Experience

3000+

Happy Clients

2000+

Red Book Valuations

1000+

Surveys

25+

Years of Experience

WHAT IS A SCHEDULE OF DILAPIDATION

What Is a Schedule of Dilapidation?

A schedule of dilapidation is a formal document served by a landlord that sets out the repair, redecoration, and reinstatement works a tenant is alleged to be in breach of under the terms of their lease. It is most commonly served at or near the end of a lease term, though interim schedules can also be served during the tenancy.

The schedule lists each alleged breach, the specific lease clause it relates to, and the remedial works the landlord is requiring. It forms the basis of a financial claim against the tenant and, if not properly challenged, can result in a settlement that significantly exceeds what the tenant is actually liable for.

Dilapidation claims are almost always negotiable. The opening schedule is rarely the final figure. The outcome depends almost entirely on the quality of the advice and representation the tenant has behind them.

Types of diploma

Types of Dilapidation Schedule

1. Terminal Schedule of Dilapidation

Served at or after lease expiry. This is the most common form and sets out the landlord's claim for all alleged breaches at the end of the term. It is the document most tenants receive and the one that typically results in a financial negotiation or, where parties cannot agree, a formal dispute.

2. Interim Schedule of Dilapidation

Served during the lease term, usually where a landlord believes the tenant is allowing the property to fall into disrepair in breach of their lease obligations. Tenants receiving an interim schedule should seek immediate advice. Failing to respond appropriately can strengthen the landlord's position at lease end.

3. Quantified Demand

A quantified demand accompanies the schedule and sets out the financial value of the claim. It converts each item in the schedule into a monetary figure. Tenants should never treat the quantified demand as the final or correct figure. Many items are overstated, and the landlord's actual recoverable loss is often considerably less than the demand.

HOW IT WORKS

How We Handle Dilapidation Instructions

Whether you are a tenant who has received a claim or a landlord preparing one, the process is the same:

Contact us with the details of your lease, the property, and where you are in the process
We review your lease obligations and the schedule or claim in question
We carry out an inspection of the property where required
We prepare a counter-schedule or formal response on your behalf
We negotiate directly with the other party’s surveyor to reach a settlement
Where settlement cannot be reached, we advise on dispute resolution options

Most dilapidation matters settle without reaching court or formal arbitration. The strength of your surveyor’s position, and how early they are involved, determines the outcome.

WHO WE ACT FOR

We Act for Tenants and Landlords

Acting for Tenants

If you have received a dilapidation schedule, do not respond, agree, or make any payment without independent advice. Our role is to review the schedule against your actual lease obligations, assess what you are genuinely liable for, challenge items that are overstated or outside your obligations, and negotiate a settlement that reflects your true liability rather than the landlord's opening position.

Acting for Landlords

If you are a landlord approaching lease end with a tenant who has failed to maintain the property, we prepare the schedule of dilapidation, quantify the claim accurately, and advise you on the realistic recoverable position. Overstating a claim creates disputes. A well-evidenced, properly quantified schedule is the most effective basis for a swift and fair resolution.

Received a Dilapidation Claim? Get Advice Before You Respond

Tenants who respond to dilapidation schedules without independent advice consistently settle for more than they need to. Contact us before you engage with your landlord or their surveyor.

Independent. Chartered. Working for You.

independent of lenders and agents, and experienced across London’s period property stock.

Fully qualified MRICS surveyors — no junior staff
Independent — we work for you, not the bank or the agent
50+ five-star Google reviews
All London boroughs and nationwide

Once your report is delivered, your surveyor is available to talk you through it. That’s part of the service.

FRICS & MRICS Surveyors

Full membership, not associate level

Red Book valuation standard

Accepted by HMRC, courts and lenders

Professional indemnity insurance

Professional indemnity insurance on every instruction

What Our Clients Say

FREQUENTLY ASKED QUESTION

Frequently Asked Questions

I have received a dilapidation schedule from my landlord. What should I do?

Do not respond, agree to any works, or make any payment until you have independent advice from a RICS chartered surveyor. Dilapidation schedules are routinely overstated. Landlords and their surveyors prepare opening schedules that include every possible item of repair, reinstatement, and redecoration knowing that tenants without professional representation will often settle without challenge. Your first step is to instruct a surveyor to review the schedule against your actual lease obligations, assess the property’s condition, and identify which items are genuinely your liability and which can be challenged or removed. The difference between the opening claim and what you are actually obliged to pay can be substantial.

Can I challenge a dilapidation claim?

Yes, and you should. Most dilapidation claims contain items that are overstated, incorrectly attributed, or outside the scope of the tenant’s lease obligations. Common grounds for challenge include items that were in disrepair before the tenancy began, where a schedule of condition exists to evidence this; works that exceed what the lease actually requires; and the landlord’s duty to mitigate their loss, which applies where they intend to refurbish or redevelop the property regardless of condition. The landlord’s quantified demand is also subject to a cap under the Landlord and Tenant Act 1927, which limits the claim to the diminution in the property’s value caused by the disrepair. A RICS chartered surveyor will assess all of these factors and negotiate on your behalf.

How is the value of a dilapidation claim calculated?

The starting point is the cost of the works set out in the schedule. However, this is not necessarily what a tenant is liable to pay. The claim is subject to a statutory cap under the Landlord and Tenant Act 1927, which limits recovery to the actual diminution in the value of the landlord’s interest caused by the disrepair. If the landlord intends to redevelop or substantially refurbish the property, the recoverable amount may be significantly less than the cost of the works, or even nil if the disrepair does not affect the value of what they hold. A RICS dilapidations surveyor will assess the realistic recoverable position and negotiate accordingly.

When is a schedule of dilapidation typically served?

The most common form, a terminal schedule, is served at or after lease expiry. Some leases allow the landlord to serve a schedule up to three months after the end of the term. Landlords can also serve an interim schedule during the lease if they believe the tenant is allowing the property to fall into disrepair. If you are within twelve months of your lease end date, it is worth seeking advice now rather than waiting until a schedule arrives. Understanding your position and, where necessary, carrying out remedial works before lease end can significantly reduce the claim you face.

I am a landlord and my tenant has left the property in poor condition. What are my options?

Your first step is to instruct a RICS chartered surveyor to inspect the property and prepare a schedule of dilapidation setting out each breach of the lease repair and decoration obligations. The schedule should be accurate and properly evidenced. Overstated claims tend to prolong disputes rather than resolve them. Your surveyor will also prepare a quantified demand setting out the financial value of the claim and advise you on the realistic recoverable position, taking into account any statutory cap and the tenant’s likely ability to challenge specific items. Acting quickly after lease end is important, as delays can affect the strength of your position.

Does a schedule of condition help if I receive a dilapidation claim?

Yes, significantly. A schedule of condition prepared at the start of the lease and appended to it is the single most effective document a tenant can have when challenging a dilapidation claim. It provides photographic and written evidence of what the property looked like when you took it on, which directly limits your liability for pre-existing defects. Without it, the landlord’s claim is assessed against the full repairing standard in the lease, with no documentary evidence of what was already in disrepair. If no schedule of condition was prepared at the start of your tenancy, you can still challenge the claim, but your position is considerably weaker.

How long does a dilapidation dispute take to resolve?

Most dilapidation matters are resolved through negotiation between the parties’ surveyors without reaching court or formal arbitration. The timeline depends on the complexity of the claim, the number of items in dispute, and how quickly both parties engage with the process. Straightforward matters can settle within a few weeks. More complex disputes involving significant sums or multiple contested items can take several months. Formal arbitration or court proceedings, which are uncommon, take considerably longer. The most effective way to shorten the process is to instruct a surveyor promptly and engage with the negotiation constructively.

Do you handle dilapidation matters outside London?

Yes. We are based in Covent Garden and act for tenants and landlords on dilapidation matters across London and nationally. Contact us with the property location and details of the instruction and we will confirm whether we can assist.

RICS Level 2 Homebuyer Survey

RICS Level 3 Building Survey

Other Services