What Does a Dilapidations Surveyor Do?

What does a dilapidations surveyor do, and why are they essential for commercial leases?

If you're a commercial landlord or tenant, you've likely come across the term "dilapidations" at some point during your property dealings. This complex area of property law often requires the involvement of a specialist known as a dilapidations surveyor.

In this article, we’ll break down the role of a dilapidations surveyor, the key responsibilities they undertake, and why their expertise is crucial for protecting the interests of landlords and tenants alike.

Whether you're navigating the end of a commercial lease or planning ahead for future liabilities, understanding the work of a dilapidations surveyor can save you significant time, stress, and money.

What Are Dilapidations?

Before exploring the duties of a dilapidations surveyor, it’s important to understand what dilapidations are in the context of commercial property.

In simple terms, dilapidations refer to breaches of lease covenants relating to the condition of a property.

These can include issues like :

Failure to maintain or repair the premises

Alterations carried out without permission

Not reinstating the property to its original state before the lease ends

General wear and tear beyond acceptable limits

At the end of a lease, landlords may serve a schedule of dilapidations to claim for these breaches, often demanding that repairs be made or seeking financial compensation.

So, What Does a Dilapidations Surveyor Do?

A dilapidations surveyor is a specialist chartered surveyor who focuses specifically on dilapidations matters within the commercial property sector.

Their main role is to assess the condition of leased property and advise landlords or tenants on their rights and obligations under the lease agreement.

Let’s explore their role in more detail, broken down by client type :

1. Acting for Landlords

When representing a landlord, a dilapidations surveyor's main responsibility is to identify and quantify lease breaches.

Here’s how they assist:

a) Preparing a Schedule of Dilapidations

This is one of the core tasks. A schedule of dilapidations is a formal document that outlines the specific breaches of lease, including:

Items that require repair or reinstatement

Estimated costs of repairs

Legal basis for each claim (based on lease terms)

Surveyors often work alongside solicitors to ensure the schedule is accurate and defensible.

b) Cost Assessment

A dilapidations surveyor provides a quantified demand — essentially, a breakdown of costs that the landlord is seeking in compensation. This figure must be reasonable and also reflect the actual loss or cost incurred.

c) Negotiation Support

Surveyors support landlords through negotiations with tenants, often working with tenant representatives to agree on a fair settlement. Their technical expertise is vital in defending the landlord’s position.

d) Expert Witness Role

In cases where dilapidations claims go to court or arbitration, the surveyor may act as an expert witness, providing independent testimony on the condition of the property and estimated costs.

2. Acting for Tenants

When working on behalf of a tenant, a dilapidations surveyor’s role is more defensive, aimed at minimising liability. Key tasks include:

a) Lease Review and Advice

Surveyors interpret the lease to determine the extent of the tenant’s obligations. This is critical in identifying which claims are valid and which are excessive or unjustified.

b) Responding to the Schedule of Dilapidations

When a landlord issues a schedule of dilapidations, the surveyor will:

Review each item for accuracy

Challenge inflated repair costs

Negotiate a reduced settlement based on market norms and legal precedent

c) Pre-Lease Exit Surveys

Proactive tenants often hire surveyors before a lease ends to assess the property and carry out necessary repairs, reducing the risk of expensive claims later.

d) Diminution in Value Assessment

Under Section 18(1) of the Landlord and Tenant Act 1927, a tenant may argue that the landlord’s financial loss is less than the cost of repairs. Surveyors can also commission or provide a diminution valuation to support this defence.

The Dilapidations Process – Where a Surveyor Fits In

Here’s a simplified view of the dilapidations process, showing where a dilapidations surveyor adds value:

Lease Review – Early in the tenancy, <a href="https://www.ansteyhorne.co.uk/news/dilapidations-understanding-break-clauses">approaching a break</a> or nearing lease expiry, surveyors can provide strategic advice.

Pre-Termination Inspection – Surveyors assess the property and provide guidance on necessary repairs.

Schedule of Dilapidations Issued – Landlord’s surveyor prepares and serves the schedule.

Tenant Response – Tenant’s surveyor reviews, challenges, and negotiates.

Negotiation Phase – Surveyors from both sides work to reach a settlement.

Legal Resolution (if needed) – Surveyors may act as expert witnesses in disputes.

Qualifications and Professional Standards

Most dilapidations surveyors are chartered surveyors, accredited by the Royal Institution of Chartered Surveyors (RICS). They follow the RICS Dilapidations Guidance Note, which sets out standards for:

Ethical practice

Fair negotiation

Proper documentation

Avoiding inflated claims

Working with an RICS-regulated professional ensures credibility and legal compliance.

Why Hire a Dilapidations Surveyor?

Here’s why landlords and tenants should seriously consider appointing a dilapidations surveyor:

Expert Interpretation of Leases – Leases are complex legal documents; surveyors interpret the clauses relating to repair and reinstatement.

Financial Protection – Surveyors help minimise liability for tenants and maximise recovery for landlords.

Objective Assessment – Independent, third-party valuation of repair obligations.

Efficient Dispute Resolution – Avoid lengthy and costly legal disputes with professional guidance.

Strategic Planning – Helps clients plan for lease-end costs well in advance.

Common Misconceptions About Dilapidations Surveyors

"They Only Work at the End of the Lease"

While end-of-lease claims are a major part of their work, surveyors can be involved throughout the lease term, providing strategic advice and interim inspections.

"Dilapidations Claims Are Always Paid in Full"

In reality, claims are negotiable. A skilled dilapidations surveyor can significantly reduce or challenge costs based on the actual damage and legal limits.

"Any Surveyor Can Handle Dilapidations"

Dilapidations is a specialist area of surveying. It requires a deep understanding of property law, leasehold obligations, and construction methods.

Final Thoughts : What Does a Dilapidations Surveyor Do?

So, what does a dilapidations surveyor do? In essence, they are specialist advisors who protect the interests of landlords and tenants when it comes to the condition of leased commercial property. Whether preparing or defending a dilapidations claim, their detailed knowledge of lease law, building maintenance, and negotiation strategy is invaluable.

If you’re approaching the end of a commercial lease — or want to avoid a nasty surprise — getting a dilapidations surveyor involved early can make all the difference. Their input ensures clarity, fairness, and financial protection for all parties involved.

Resources

Dilapidations Blog for further information on a range of Dilapidation topics

Contact

Our expert team have extensive experience of dealing with all dilapidations matters. We act for both landlords and tenants, ensuring a global approach to the dilapidations process.

For more information on managing your repairing and lease obligations see our recent article.

We assist commercial landlords and tenants on all aspects of lease obligations, repair and dilapidations.

We provide specialist surveys, new lease schedules of condition and general dilapidations advice.

For any help or advice on repair obligations, Dilapidations issues; or to commission a schedule of condition for a new lease call us on 020 4534 3132 or contact one of the team :