Customer login Enquire now

Dilapidation Surveys

Dilapidations surveyors for landlords and tenants

Our dilapidations surveyors record a property's condition, set out what each party is responsible for and cost the work needed. Clear, evidence-led schedules take the uncertainty out of lease end and help landlords and tenants reach agreement without unnecessary dispute.

What is a dilapidation survey?

Dilapidations are breaches of the repair, decoration and reinstatement obligations in a lease. A dilapidation survey records the property's condition against those obligations and sets out the work needed to put things right, with costs.

During and at the end of a lease

Most surveys happen near the end of a lease. They are also useful during the lease.

At the start of a lease

A schedule of condition records the property's state before the tenant moves in.

The Dilapidations Protocol

For commercial property in England and Wales, claims follow the Dilapidations Protocol. Damages are usually capped at the reduction in the value of the landlord's interest, under section 18 of the Landlord and Tenant Act 1927.

Why choose Innovus for dilapidations

We prepare impartial, well-evidenced schedules that set out repair obligations clearly, whether we act for the landlord or the tenant. That clarity helps both sides reach a fair position early.

City of London skyline across the River Thames

Experienced dilapidations surveyors

Our team prepares dilapidations schedules for commercial and residential property and knows the evidence needed for a balanced report.

Detailed, evidenced schedules

Every schedule is structured, itemised and backed by photographs, so both parties can see the basis of each item.

A balanced approach

Whether we act for a landlord or a tenant, our advice is grounded in industry standards and aimed at early resolution.

Our dilapidations services

We record property condition at key stages of a lease and set out the work needed to meet its obligations.

Model houses on architectural plans

Schedules of dilapidations

A full, costed schedule of the repairs, decoration and reinstatement needed to meet the lease, at lease end or during the term.

Schedules of condition

A photographic record of the property's condition at the start of a lease, so everyone has a clear baseline when it ends.

Property condition review

A detailed visual review of roofs, windows, doors, boundaries, kitchens, bathrooms and services at the time of instruction.

Safe, non-intrusive inspection

Roof spaces are entered where it is safe. Anything concealed or inaccessible is clearly noted, so the scope is transparent.

Negotiation support

We respond to queries and updated costings through review and negotiation, keeping discussions grounded in evidence.

Reports for formal review

Where a matter is contested, we prepare documentation structured to stand up to scrutiny.

How we deliver your dilapidations survey

1

Scoping and instruction

We review the lease and agree the scope with you: which areas and obligations, and whether you need a schedule of condition or a schedule of dilapidations.

2

Site inspection

A surveyor inspects the property, photographs its condition and notes anything that couldn't be inspected.

3

Costed schedule

We set out each item, the lease clause it relates to, the remedial work and its cost.

4

Report and advice

You receive the schedule with supporting photographs and our advice on next steps.

5

Negotiation support

We respond to the other side's comments and revised costings until the matter is settled.

Accreditations & Recognition

Recognised for excellence and regulated by the industry's leading bodies.

We Won at the Inspiring Women in Property Awards 2025!
The Property Institute (TPI) Partner
The Property Ombudsman Accreditation
Regulated by the Royal Institute of Chartered Surveyors
Innovus ISO Accreditation
Cyber Essentials Plus certified

The Numbers Speak for Themselves

400+

PROJECTS INSTRUCTED PER YEAR

£50m+

SURVEYING PROJECTS MANAGED

What Our Clients Say About Us

We have collaborated on a variety of projects and have always found their teams to be reliable and professional. They have a great understanding and wealth of experience in the housing market, and always respond promptly to any queries we may have.
Amy Boothman
Sales and Marketing Director of Ian Williams

Meet the Team

Clare Parker, Director of Surveying Services at Innovus

Clare Parker

Director of Surveying Services
Jonathan Wrangle-Sanders

Jonathon Wrangle-Sanders

Surveying & Projects Manager
Michael Purcell

Michael Purcell

Surveying & Projects Manager

Dilapidations FAQs

What is a dilapidation survey?

A survey that records a property's condition against the repair, decoration and reinstatement obligations in its lease, and sets out the work and cost needed to meet them.

When should a dilapidation survey be done?

Well before the lease ends. Many landlords and tenants start 12 to 18 months out, so there's time to agree and carry out the work. A schedule of condition should be prepared before a lease starts.

What is a schedule of condition?

A photographic record of a property's condition at the start of a lease. If the lease refers to it, it can limit the tenant's repairing obligations to that condition.

Do you act for landlords or tenants?

Both. Our schedules are impartial and evidence-led, whichever side instructs us.

What is the Dilapidations Protocol?

The pre-action protocol for commercial dilapidations claims in England and Wales. It sets out how a landlord should present a claim and how a tenant should respond. Our schedules are prepared so they can be used within it.

Not sure where you stand at lease end?

We assess the condition of your property, set out your obligations clearly and help you manage costs and avoid unnecessary dispute.

Complete the short form and we'll be in touch to discuss your requirements.