---
title: "Schedule of Dilapidations: Example, Format and Response"
description: "A schedule of dilapidations lists each breach of lease, the clause, the remedy and the cost. See an example format, how to read it and how tenants respond."
canonical: https://officerefurbishmentlondon.com/guides/schedule-of-dilapidations
last_updated: 2026-10-08
---

# Schedule of Dilapidations: Example Format and How to Respond

Updated 10 October 2026. By Office Refurbishment London.

A schedule of dilapidations is a document, usually prepared by the landlord's building surveyor, that lists each alleged breach of a lease, the clause breached, the work needed to remedy it and, in a terminal schedule, the cost of that work; tenants normally respond item by item in columns alongside the landlord's.

| Item | Location | Lease clause | Breach | Remedy | Landlord's cost | Tenant's comments | Tenant's cost |
| --- | --- | --- | --- | --- | --- | --- | --- |
| 1.01 | Meeting room 1 | 3.12 (reinstatement) | Tenant partitions remain | Remove partitions, make good ceiling and floor | £3,200 | Licence requires removal only on notice; no notice served | £0 |
| 1.02 | Open office | 3.8 (repair) | Carpet tiles stained and worn | Replace carpet tiles throughout | £24,000 | Fair wear and tear at lease start; patch replacement only | £6,000 |
| 1.03 | Kitchen | 3.12 (reinstatement) | Tenant kitchen installed | Remove kitchen, cap services, make good | £8,500 | Agreed in principle; price high | £5,500 |
| 1.04 | Throughout | 3.9 (decoration) | Decoration due in last year | Prepare and redecorate walls and doors | £14,000 | Agreed, price disputed | £10,500 |

This is an illustrative format with example figures, not a real claim. [Office Refurbishment London](https://officerefurbishmentlondon.com/) prices the strip-out, reinstatement and redecoration items in schedules, which gives you a works-based figure to negotiate with or a team to carry out the works.

## What is included in a schedule of dilapidations?

A typical schedule includes:

- **The lease details**: parties, premises, dates and the relevant clauses, often quoted in full.

- **A numbered list of items**, grouped by area or element.

- **For each item**: the location, clause, the alleged breach, the remedy the landlord requires and, in a terminal schedule, the cost.

- **Preliminaries, fees and VAT**, where claimed.

- **Loss of rent and service charge** during the time needed to do the works, where claimed.

- **A summary of the total claim.**

The schedule should be specific. Vague items such as "repair as necessary" are hard to price and easier to dispute.

## Who should prepare the tenant's response?

Most tenants instruct their own chartered building surveyor with dilapidations experience. The surveyor reads the lease and licences, inspects the premises, compares the landlord's items with the evidence and prepares the response. A solicitor reviews the legal points, especially where the claim is large, the lease wording is unusual or the landlord's intentions for the building may limit the claim. Professional surveyors working on dilapidations are expected to follow RICS guidance, which includes being objective about what the lease requires rather than simply arguing a client's case. A building company can price the physical works, which gives both surveyors a realistic benchmark, but it is not a substitute for professional advice on liability.

## Does a schedule include loss of rent?

Sometimes. If the premises cannot be relet while the works are done, landlords often claim loss of rent, service charge and business rates for a reasonable works period. Tenants may challenge the length of that period or argue that no loss arises, for example if the landlord is redeveloping anyway.

## What types of schedule are there?

**Interim schedule.** Served during the lease. It requires the tenant to carry out repairs while still in occupation and does not usually include costs.

**Terminal schedule.** Served near the end of the lease or after it ends. It sets out what the landlord says is owed, usually with costs.

**Schedule of condition.** Not a claim at all: a record, often with photographs, of the condition of the premises at the start of the lease. It can limit the tenant's repair obligation and is valuable evidence later.

**Final schedule or quantified demand.** Under the Pre-Action Protocol for terminal dilapidations claims, the landlord sends the schedule with a quantified demand, normally within 56 days after the lease ends.

## How should a tenant read a schedule?

Work through each item and ask:

1. **Is it a breach?** Check the exact wording of the lease and every licence for alterations. The tenant's obligation may be limited by a schedule of condition or by wording such as "fair wear and tear excepted".

2. **Is the remedy reasonable?** The landlord can normally require a reasonable remedy, not the most expensive one. Replacing all carpet when patch repair would do may be excessive.

3. **Is the cost fair?** Compare rates with what the work would really cost.

4. **Does the law limit the claim?** Section 18 of the Landlord and Tenant Act 1927 can cap damages for disrepair at the loss in value to the landlord's interest, and may remove them if the landlord intends to demolish or make alterations that would make repairs worthless.

5. **Is there duplication?** Items sometimes appear twice in different sections.

## How do you respond to a schedule of dilapidations?

The usual response is a Scott Schedule: the landlord's columns with the tenant's comments and costs alongside, item by item. Under the Protocol, the tenant normally responds within 56 days of receiving the quantified demand. The response should be specific and supported by evidence such as photographs, the schedule of condition, licences and invoices for works done.

| Step | What happens | Typical timing |
| --- | --- | --- |
| Receive schedule | Instruct a building surveyor and check the lease | Immediately |
| Inspect | Tenant's surveyor inspects and gathers evidence | 1–3 weeks |
| Price works | Obtain a works-based cost for agreed items | 2–4 weeks |
| Respond | Send item-by-item comments and costs | Normally within 56 days |
| Meet and negotiate | Surveyors meet to narrow differences | Weeks to months |
| Settle | Agree a figure or works | Most claims settle |

People reading this often go on to ask about [dilapidations claims and section 18](https://officerefurbishmentlondon.com/guides/dilapidations-claims-section-18), [dilapidations report](https://officerefurbishmentlondon.com/guides/dilapidations-report) and [dilapidations survey](https://officerefurbishmentlondon.com/guides/dilapidations-survey).

## Should you carry out the works on a schedule?

If you have time before the lease ends, carrying out agreed works can cost less than a cash settlement, because you control procurement. But do the works only after you know the scope is right, and agree the standard with the landlord where possible. Works done after the lease ends usually need the landlord's permission to access the premises.

## What items commonly appear on office schedules?

- Removal of partitions, kitchens, comms rooms and signage.

- Reinstatement of ceilings, lighting, floor boxes and raised floor tiles.

- Replacement or cleaning of carpets.

- Redecoration of walls, doors and joinery.

- Repairs to windows, blinds and doors.

- Servicing or repair of air conditioning and other services.

- Removal of cabling from floor and ceiling voids.

- Cleaning and clearing of waste.

## What does it typically cost to reinstate an office?

For a fitted-out London office, strip-out often costs around £8 to £20 per sq ft, reinstatement to Cat A around £15 to £35 per sq ft and redecoration around £4 to £10 per sq ft, with repairs on top. Our guide to [what dilapidations are](https://officerefurbishmentlondon.com/guides/what-are-dilapidations) has a fuller breakdown.

## How can you prepare before a schedule arrives?

Start 18 to 24 months before the lease ends. Gather the lease, every licence, any schedule of condition and photographs. Ask a surveyor to estimate liability. Check whether reinstatement requires a notice from the landlord and when it must be served. Then decide whether to do works yourself before you leave. Our [Dilapidations Protocol guide](https://officerefurbishmentlondon.com/guides/dilapidations-protocol) explains the formal steps and our guide to [office dilapidations in London](https://officerefurbishmentlondon.com/guides/office-dilapidations-london) covers the London points.

## Get a price for the works

Send us your schedule and drawings and we will survey the premises and price the items, so you can compare a works-based figure with the landlord's claim. [Request a quote](https://officerefurbishmentlondon.com/#enquire) and we will be in touch.

## Frequently asked questions

### What is a schedule of dilapidations?

A document listing each alleged breach of a lease, the clause, the remedy and usually the cost, prepared by the landlord's building surveyor.

### Who prepares a schedule of dilapidations?

Usually the landlord's building surveyor. The tenant's surveyor responds item by item.

### How long do I have to respond?

Under the Protocol, the tenant normally responds within 56 days of receiving the quantified demand.

### What is a Scott Schedule?

A table setting out the landlord's items alongside the tenant's comments and costs, used to narrow the issues in dispute.

### What is the difference between a schedule of condition and a schedule of dilapidations?

A schedule of condition records the condition at the start of the lease. A schedule of dilapidations sets out alleged breaches, usually at the end.

## 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)
- [Dilapidations Report: What Landlords Send and How to Respond](https://officerefurbishmentlondon.com/guides/dilapidations-report)
- [Office Dilapidations in London: A Tenant’s Guide](https://officerefurbishmentlondon.com/guides/office-dilapidations-london)
- [Dilapidations Claims and Section 18 Caps Explained](https://officerefurbishmentlondon.com/guides/dilapidations-claims-section-18)
- [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)