A dilapidations surveyor is a specialist RICS building surveyor who advises landlords and commercial tenants on their obligations and liabilities at the end of a commercial lease. Dilapidations are breaches of lease covenants relating to repair, decoration and reinstatement. When a lease expires (or a break clause is exercised), the landlord typically serves a schedule of dilapidations - a costed list of works they claim the tenant is obliged to carry out or pay for. A dilapidations surveyor acting for the tenant prepares a counter-schedule, challenges inflated or inappropriate claims, and negotiates a settlement. For landlords, their surveyor prepares the initial schedule and pursues the claim. MRICS membership with a commercial property specialism is the key qualification to look for.
What they do
- Prepare schedules of dilapidations for landlords at lease expiry or break
- Advise tenants on their obligations under the lease and applicable legislation
- Prepare tenant counter-schedules challenging the landlord's claim
- Negotiate dilapidations settlements to minimise tenant liability
- Prepare schedules of condition at lease start to limit future liability
- Advise on Leasehold Property (Repairs) Act 1938 protections for tenants
- Assist with break clause compliance and terminal dilapidations
- Prepare expert witness reports for litigation and arbitration
When you need one
Dilapidations surveyors are needed at key moments in the lifecycle of a commercial lease - ideally at the start (to limit liability) and certainly at the end (to manage the claim).
Typical costs (UK, 2025)
| Job type | Typical cost |
|---|---|
| Schedule of dilapidations (landlord) | £600 - £2,500 |
| Tenant's counter-schedule | £500 - £2,000 |
| Negotiation and settlement | £500 - £1,500 |
| Schedule of condition (lease start) | £300 - £700 |
| Expert witness report | £800 - £2,500 |
| Hourly rate | £90 - £160 / hr |
Costs scale with the size and complexity of the premises. For large commercial leases the dilapidations liability can run to tens or hundreds of thousands of pounds - a surveyor's fee is proportionally modest. Always instruct a surveyor before responding to the landlord's schedule.
Qualifications to look for
The primary qualification for dilapidations surveyors. MRICS membership requires a RICS-accredited degree, APC training and professional review. For dilapidations work specifically, look for MRICS with a commercial property or building surveying specialism and a track record of dilapidations instructions. Verify at rics.org.
Dilapidations is a technical specialism within building surveying. Ask specifically about the surveyor's dilapidations caseload, whether they act for landlords, tenants or both, and whether they have experience of RICS Dilapidations guidance and the RICS Dilapidations Protocol.
How to find a reputable dilapidations surveyor
Related Calculators
Extension Cost CalculatorFrequently asked questions
What are dilapidations and when do they arise?
Dilapidations are breaches of a tenant's lease obligations relating to the repair, decoration and reinstatement of a commercial property at the end of a lease. They arise at lease expiry or on exercise of a break clause. A schedule of dilapidations is the landlord's formal list of alleged breaches, each costed as a repair or reinstatement claim. Tenants who do not take dilapidations seriously risk paying significantly more than the actual cost of repair works.
Should a tenant appoint their own dilapidations surveyor?
Yes - always. A landlord's schedule of dilapidations is prepared to maximise the claim, often including items that are legally questionable, costed at inflated rates, or subject to the Leasehold Property (Repairs) Act 1938. An experienced tenant's surveyor will challenge overcooked claims, identify items that are not genuine obligations under the lease, and negotiate a settlement typically far below the landlord's initial demand. The cost of the surveyor is almost always recovered many times over.
What is a schedule of condition and why does it matter?
A schedule of condition is a photographic and written record of the state of a property at the start of a lease. If the lease includes a schedule of condition and a clause limiting the tenant's repairing obligation to 'no better than the condition recorded', the tenant's dilapidations liability is capped at the starting condition. Without a schedule of condition, tenants can be required to repair items that were already in poor condition when they took the lease.