Dilapidations Survey: What It Covers and What It Costs

A dilapidations survey is the inspection that turns lease clauses into a list of works and a figure. The surveyor walks the premises with the lease in hand, comparing what the building is like now with what the tenant promised to keep, repair, redecorate and reinstate. For landlords, it is the basis of a schedule of dilapidations. For tenants, it is the basis of a liability assessment and a strategy for the end of the lease. As an office refurbishment company, we work with surveyors on both sides to price the works accurately and, where tenants choose, to carry them out.

What does a dilapidations survey cover?

The surveyor reviews the lease and any licences for alterations, then inspects the premises against them. Typically:

• Repair: condition of floors, ceilings, walls, windows, doors and services within the demise
• Decoration: whether redecoration is due under the lease, often in the last year
• Reinstatement: tenant alterations to be removed, such as partitions, kitchens and comms rooms
• Statutory compliance: fire, electrical and accessibility items the tenant is responsible for
• Mechanical and electrical: often with a specialist M&E surveyor
• Yielding up: the condition the premises must be handed back in

See what are dilapidations? for an explanation of each obligation.

Work out a budget for your own floor area, scope and location with our office fit-out cost calculator.

What documents are needed?

How much does a dilapidations survey cost?

Fees depend on the size and complexity of the premises, the lease and the scope of the instruction. A survey and assessment for a small London office typically starts from around £1,000, while larger floors and multi-floor buildings can cost several thousand pounds or more. Negotiation is often charged separately on a time or fee basis. Ask for a fixed fee for a clearly defined scope where possible.

When should a tenant get a survey?

Start early. A tenant liability assessment 12 to 18 months before the lease ends or a break date allows you to:

• Budget for likely costs
• Decide whether to carry out works or negotiate a settlement
• Plan works around your move; see office relocation in London
• Meet break clause conditions, which can require strict compliance

Leaving it late reduces options and can lead to higher costs or a missed break.

What happens after the survey?

For landlords, the surveyor prepares a schedule of dilapidations, which may be served on the tenant along with a quantified demand under the Dilapidations Protocol. See schedule of dilapidations and the Dilapidations Protocol.

For tenants, the surveyor prepares a report of likely liability, which may be refined once the landlord's schedule arrives. See our guide to the dilapidations report.

Should you do the works or pay?

Many tenants find it cheaper to carry out works themselves before the lease ends, rather than paying the landlord's estimated cost. That works best when:

• There is enough time before lease end
• The scope is agreed with the landlord
• Works are done to the standard the lease requires

We price and carry out dilapidations works, including strip-out, reinstatement and redecoration. See office strip-out and office dilapidations in London.

Typical office dilapidations items

Total claims for office floors in London commonly fall around £25 to £65 per sq ft, depending on the fit-out and condition.

Survey during the lease: interim dilapidations

Landlords can serve interim schedules during the lease, typically when a building is visibly deteriorating. Tenants receiving one should take advice; remedies during the term differ from those at the end. Early action is usually cheaper than allowing problems to grow.

Accounting for dilapidations

Once a survey gives a reliable estimate, many businesses need to reflect it in their accounts. See dilapidations provision.

Choosing a dilapidations surveyor

Look for a chartered building surveyor with dilapidations experience in your type of property, ideally with knowledge of the RICS guidance and the Dilapidations Protocol. Ask about their approach to negotiation, their fee basis and whether they will obtain real works prices rather than relying only on estimates.

How to prepare for the survey

• Gather the lease, licences and any schedule of condition before the inspection
• Make sure the surveyor can access all areas, including plant rooms, risers and roof areas within your demise
• Arrange for someone who knows the building's history to attend
• Note any repairs already carried out and keep invoices
• Flag any alterations the landlord asked you to leave in place

Good preparation shortens the inspection and leads to a more accurate assessment, which in turn makes negotiations simpler.

What a tenant liability report should tell you

• Which items you are likely to be liable for, and which you are not
• The probable remedy for each item and its realistic cost
• Whether doing works or paying a settlement is likely to cost less
• Any break clause conditions that require strict compliance
• The likely effect of Section 18 on the landlord's claim
• A recommended timetable for the remaining months of the lease

Break clauses and dilapidations

Break clauses often require vacant possession and sometimes compliance with all lease covenants by the break date. Failing a condition can mean the break does not operate and the lease continues. If you plan to exercise a break, get advice early and allow enough time for any works. A survey well ahead of the break date is the safest starting point.

Getting the most from the survey visit

The survey goes faster and the report is more accurate when the surveyor has the right papers on the day. Have the lease and any deeds of variation ready, plus licences for alterations, the schedule of condition if one was agreed at the start, and drawings of the current layout. Make sure plant rooms, risers, ceiling voids and the roof are accessible. Tell the surveyor about any works you already plan, such as removing a server room or partitions, so the report can separate what the lease requires from what you were going to do anyway.

Get works priced

If you have a survey, schedule or report and want the works priced or carried out, we can help. Request a quote through our form.

Frequently asked questions

Related guides

• Office Fit-Out Cost per Sq Ft and per m² in London (2026)
• Cat A vs Cat B Fit Out: What’s the Difference? (2026)
• What Are Dilapidations? Schedules, Costs and Timelines
• Cat A Fit Out in London: What’s Included and What It Costs (2026)
• Office Dilapidations in London: A Tenant’s Guide
• Office Fit-Out Cost Calculator London (2026)
• Office refurbishment and fit-out in London
• Areas of London we cover