---
title: "Dilapidations Survey: What It Covers and What It Costs"
description: "What a dilapidations survey involves, when tenants and landlords need one, what the surveyor inspects, typical fees and timing, and what happens next."
canonical: https://officerefurbishmentlondon.com/guides/dilapidations-survey
last_updated: 2026-10-08
---

# Dilapidations Survey: What It Covers and What It Costs

Updated 21 October 2026. By Office Refurbishment London.

Short answer

## When should you get a dilapidations survey?

Ideally 12 to 18 months before your lease ends or a break date, and at least 6 months before. Early surveys give tenants time to budget, plan works or negotiate, and give landlords time to serve a schedule. Fees depend on size and scope, typically from around £1,000 for a small office to several thousand pounds for larger floors.

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.

| Type of survey | Commissioned by | When | Output |
| --- | --- | --- | --- |
| Schedule of condition | Usually tenant | Before lease starts | Photographic record of condition |
| Interim dilapidations survey | Landlord | During the lease | Interim schedule |
| Terminal dilapidations survey | Landlord | Near or after lease end | Terminal schedule and quantified demand |
| Tenant liability assessment | Tenant | 12–18 months before lease end | Report of likely liability and costs |
| Works-based pricing | Either party | After schedule or assessment | Costs for remedial works |

## 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?](https://officerefurbishmentlondon.com/guides/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](https://officerefurbishmentlondon.com/tools/office-fit-out-cost-calculator).

## What documents are needed?

| Document | Why it matters |
| --- | --- |
| Lease and any deeds of variation | Defines obligations |
| Licences for alterations | Shows what was approved and whether reinstatement applies |
| Schedule of condition, if any | May limit the repair obligation |
| As-built drawings and O&M manuals | Show what was installed |
| Previous schedules and settlements | Context for current claim |
| Service charge information | Clarifies landlord vs tenant responsibilities |

## 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](https://officerefurbishmentlondon.com/guides/office-relocation-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](https://officerefurbishmentlondon.com/guides/schedule-of-dilapidations) and [the Dilapidations Protocol](https://officerefurbishmentlondon.com/guides/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](https://officerefurbishmentlondon.com/guides/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](https://officerefurbishmentlondon.com/guides/office-strip-out-london) and [office dilapidations in London](https://officerefurbishmentlondon.com/guides/office-dilapidations-london).

## Typical office dilapidations items

| Item | Typical London cost basis |
| --- | --- |
| Strip-out of tenant fit-out | About £8–£20 per sq ft |
| Reinstatement to Cat A | About £15–£35 per sq ft |
| Redecoration | About £4–£10 per sq ft |
| Carpet replacement | Priced per m²; see [office carpet tiles](https://officerefurbishmentlondon.com/guides/office-carpet-tiles-london) |
| Ceiling repairs | Priced per m²; see [suspended ceiling installation](https://officerefurbishmentlondon.com/guides/suspended-ceiling-installation) |
| M&E repairs | Priced per item |

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

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## 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](https://officerefurbishmentlondon.com/guides/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](https://officerefurbishmentlondon.com/#enquire) through our form.

## Frequently asked questions

### What is a dilapidations survey?

An inspection by a building surveyor of a leased property against the repair, decoration, reinstatement and compliance obligations in the lease, to identify breaches and estimate their cost.

### Who pays for a dilapidations survey?

Whoever instructs the surveyor pays their fee. Landlords may seek to recover reasonable costs of preparing a schedule from the tenant, depending on the lease and circumstances.

### How long does a dilapidations survey take?

The inspection for a typical office floor usually takes a few hours to a day. The report or schedule follows, often within a couple of weeks.

### Is a dilapidations survey the same as a schedule of condition?

No. A schedule of condition records the state of premises at the start of a lease; a dilapidations survey assesses breaches during or at the end of it.

### Do I need a chartered surveyor?

It is strongly advisable. Dilapidations involve lease interpretation, building pathology, costing and the Dilapidations Protocol.

## Related guides

- [Office Fit-Out Cost per Sq Ft and per m² in London (2026)](https://officerefurbishmentlondon.com/guides/office-fit-out-cost-per-sq-ft-london)
- [Cat A vs Cat B Fit Out: What’s the Difference? (2026)](https://officerefurbishmentlondon.com/guides/cat-a-vs-cat-b-fit-out)
- [What Are Dilapidations? Schedules, Costs and Timelines](https://officerefurbishmentlondon.com/guides/what-are-dilapidations)
- [Cat A Fit Out in London: What’s Included and What It Costs (2026)](https://officerefurbishmentlondon.com/guides/cat-a-fit-out-london)
- [Office Dilapidations in London: A Tenant’s Guide](https://officerefurbishmentlondon.com/guides/office-dilapidations-london)
- [Office Fit-Out Cost Calculator London (2026)](https://officerefurbishmentlondon.com/tools/office-fit-out-cost-calculator)
- [Office refurbishment and fit-out in London](https://officerefurbishmentlondon.com/)
- [Areas of London we cover](https://officerefurbishmentlondon.com/london-areas)

Next step

## Planning an office fit-out?

Send us your brief and we will be in touch to arrange a survey and a detailed, no-obligation quote.

[Request a quote](https://officerefurbishmentlondon.com/#enquire)