Do I need a Licence to Alter for a Cat B fit-out in Bromley? ▼
Yes — in most cases. Any structural work, partition installation, or M&E modification in a shared Bromley office block requires a Licence to Alter from your landlord. Agents like Michael Rogers and SHW will require architectural drawings, a structural engineer's report for any wall removals, an acoustic assessment, and evidence of CDM compliance before approving works. We manage this entire process on your behalf, running it in parallel with the fit-out scope to minimise delay.
Our building is 1970s stock — should we check for asbestos before replacing the flooring? ▼
Yes, and this is critical. Many mid-century Bromley office blocks have vinyl composition tile (VCT) floors laid with asbestos-containing black mastic adhesive. The 9-inch square tiles common to 1970s stock are high-risk. We carry out an asbestos check before any flooring works begin on pre-1999 buildings. Where tiles are intact, encapsulation is often possible. Where removal is required, we manage the licensed process correctly — the tiles should never be sanded, buffed or disturbed without assessment first.
How do you manage parking and deliveries in Bromley town centre? ▼
Bromley operates a network of Controlled Parking Zones (CPZs) and is crossed by TfL red routes. We apply for parking suspensions in advance — £40 per bay per day with 3 working days' notice to the council. For red route roads, we obtain TfL dispensations directly, as the local council cannot grant these. Loading bay windows on roads like Elmfield Road are restricted to specific hours, and we schedule all deliveries accordingly. This is planned before the project starts — not worked out on the first morning.
What do dilapidations typically cost in a Bromley FRI lease? ▼
As a rough guide, reinstatement and redecoration works typically cost £20–45 per square foot. But the scope should always be assessed against the Section 18(1) diminution-in-value cap before any works begin. In Bromley, where Permitted Development conversions have been common and further redevelopment is planned (the One Westmoreland Road scheme is one example), a landlord's claim for repairs may be significantly reduced or eliminated if the building is scheduled for conversion or demolition. We advise on this before you commit to a scope.
Can you carry out Cat A+ works for landlords as well as Cat B for tenants? ▼
Yes. The Cat A+ or 'plug-and-play' model — where landlords deliver a fully fitted space to attract occupiers quickly — is growing across Bromley's BIA stock as competition for quality tenants intensifies. We deliver Cat A+ schemes for landlords and Cat B schemes for tenants, including in the same building as part of a coordinated handover programme.
How long does a Bromley office fit-out typically take? ▼
A standard Cat B fit-out in a Bromley office of 2,000–5,000 sq ft typically takes 4–8 weeks on site. Smaller in-situ refurbishments can be completed in 2–4 weeks. Allow 4–8 weeks before works start for Licence to Alter approval from your landlord's agents — we run the LTA process in parallel with finalising the scope to minimise the total timeline.
Is it better to carry out the dilapidations works ourselves or pay the landlord's claim? ▼
Carrying out the works yourself is almost always cheaper. Landlords and their agents — Michael Rogers and SHW are active in Bromley — typically inflate schedules of dilapidations claims by 40–60% above what the works actually cost in the market. We survey the space, produce a realistic costed scope, and carry out the works to the required standard — saving you the premium on a cash settlement. The exception is where a Section 18(1) cap applies, in which case paying a reduced, negotiated settlement may be the right answer. We advise on both before recommending a course of action.
