How to Save Money on Dilapidation Claims With the Right Survey
Dilapidation claims have a reputation for being expensive, stressful, and often unexpected. For tenants, they can arrive at the worst possible time, usually when budgets are already stretched by relocation or fit-out costs. For landlords, poorly handled claims can delay re-letting and create disputes that drag on for months.
The reality is that many dilapidation claims cost more than they should. Not because the property is in terrible condition, but because the right survey work was never carried out at the right time. With the correct approach, and the right professional input, it is often possible to reduce claims significantly or avoid unnecessary costs altogether.
Why Dilapidation Claims Escalate So Quickly
Dilapidation claims tend to spiral when there is a lack of clarity. That uncertainty usually comes from one place: the lease.
Commercial leases are rarely straightforward. Repairing obligations, reinstatement clauses, decoration requirements, and schedules of condition all play a part. When these details are misunderstood or ignored, both landlords and tenants end up working from assumptions rather than facts.
By the time the lease ends, the landlord may instruct a surveyor to prepare a schedule of dilapidations based on their interpretation of the lease. Without a survey of their own, tenants often feel pressured to accept the claim at face value. This is where costs begin to rise.
What a Dilapidations Survey Actually Does
A dilapidations survey is not just a list of defects. When carried out properly, it is a detailed assessment that ties the physical condition of the property back to the legal obligations within the lease.
The surveyor will review the lease in detail, inspect the building, and determine whether each alleged defect genuinely falls within the tenant’s responsibilities. This matters because landlords sometimes include items that go beyond what the lease requires, whether intentionally or not.
A good survey provides evidence. It separates genuine breaches from fair wear and tear and highlights where claims may be overstated. This evidence is what allows meaningful negotiation to take place.
Starting Early Saves the Most Money
One of the most effective ways to reduce dilapidation costs is timing. Waiting until the lease has ended removes many of your options. Starting early keeps control in your hands.
A dilapidations survey carried out six to twelve months before lease expiry allows tenants to understand what may be coming and plan accordingly. Repairs can be phased, contractors can be priced properly, and decisions can be made without time pressure.
In many cases, early surveys identify issues that are cheaper to resolve through maintenance rather than end-of-lease works. Small problems ignored for years often become expensive claims when left too long.
The Value of a Schedule of Condition
If there is one document that consistently saves tenants money, it is a schedule of condition.
This survey records the state of the property at the start of the lease. It includes photographs and written descriptions that form an agreed baseline. Without it, tenants may be required to return the property in a better condition than they received it.
Where a schedule of condition exists, dilapidation claims are usually narrower and easier to resolve. Landlords are limited to claiming for deterioration beyond the original condition. This can significantly reduce exposure, particularly in older buildings.
Challenging Inflated Claims
Not all dilapidation claims reflect real loss. Some include works that a landlord never intends to carry out. Others include improvements rather than repairs. Some claims ignore the reality of redevelopment or refurbishment plans.
A surveyor acting for the tenant can identify these issues. They can assess whether the cost of repairs actually reflects a loss in value to the landlord. This is important because dilapidation claims in England and Wales are subject to legal limits on recoverable damages.
In practice, many claims are negotiated down substantially once evidence is presented. The presence of a professional survey shifts discussions from opinion to fact.
Negotiation Can Save You More Than Repairs
When faced with a dilapidations claim, many tenants feel pressure to fix everything listed. But tackling the work head-on isn’t always the most cost-effective option.
Financial settlements are often not only faster but also far cheaper. A well-prepared dilapidations survey gives you the facts you need to push back on unrealistic claims. It highlights what genuinely needs attention and helps you understand the likely costs. This makes it easier to reach a fair settlement, avoiding delays, unnecessary repairs, and costly legal back-and-forth.
It’s also useful for landlords. Overstated claims can slow everything down. Tenants push back, disputes drag on, and properties sit empty. A solid survey helps ensure that claims are accurate and supported by evidence, making it much easier to settle and move forward.
Why General Building Surveys Don’t Cut It
If you’re dealing with a lease, not just any survey will do.
A general building survey might point out problems, but it won’t assess them against your lease responsibilities. That’s where a dedicated dilapidations survey comes in. These reports are built around the legal context of your agreement, not just what’s physically wrong with the building.
Specialist surveyors understand how lease clauses are interpreted in the real world. They know where claims typically go too far and how to prepare reports that stand up to scrutiny. That expertise matters, especially when you’re negotiating costs.
Landlords Also Benefit From the Right Survey
It’s not just tenants who need good advice.
Landlords can protect their investment by having realistic, clear claims. A proper dilapidations survey helps you decide which items are worth pursuing and which are better left alone. That’s especially important if you plan to refurbish or redevelop the space anyway.
Quick, fair settlements reduce void periods and keep income flowing. By relying on experienced advice, landlords often find that a collaborative approach works better than making inflated claims and waiting for a fight.
A Small Cost That Can Unlock Big Savings
Hiring a professional surveyor isn’t a needless expense. In many cases, it ends up saving you far more than it costs.
Whether it reduces the scope of works, leads to a better financial deal, or helps you resolve things faster, a detailed dilapidations survey pays for itself. Just as importantly, it gives you clarity.
Knowing where you stand takes the guesswork out of negotiations. Instead of reacting under pressure, you’ll be making informed decisions that are backed by proper evidence and expertise.
Speak to our team today about your property survey needs, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.