Your lease is ending. The schedule of dilapidations is on your desk. Every week the floor isn't reinstated is a week closer to a legal dispute — or a landlord withholding the deposit. We fix that.
We carry out flooring reinstatement from strip-out to handover — under a single JCT Minor Works Contract, with documented completion at every stage.
Existing floor finishes removed, bagged, and disposed of in compliance with waste transfer regulations. Site left clean and clear before reinstatement begins.
Moisture readings taken. Screed assessed and repaired where required. Surface ground and levelled to tolerances specified by the floor covering manufacturer. No tile goes down until the sub-floor passes.
Category A fit-out specification carpet tile, supplied and installed to the reinstatement spec derived from the schedule of dilapidations or the incoming tenant's Cat A brief.
Where the schedule requires it, we reinstate raised access floor panels — relevelling, replacing damaged tiles, and restoring pedestals to the condition specified at lease commencement.
Full O&M manual on completion. Installation certificates, product data sheets, waste transfer records, and a photographic schedule of the finished floor — everything the surveyor needs at re-inspection.
Where flooring reinstatement requires prior partition removal, we manage that work under the same contract. One programme. One point of contact. No scheduling gaps between trades.
Most flooring contractors treat the sub-floor as something to tile over. We don't. Before a single carpet tile goes down, we take moisture readings, assess the screed condition, and identify any areas requiring repair or grinding.
Screeds that are too wet cause adhesive failure. Screeds that are uneven cause tiles to peak, lift, or crack. Surface contaminants from old adhesive prevent proper bond. None of these failures are apparent on day one — they show up three months later when the incoming tenant complains, or six months later when the landlord's surveyor re-inspects and finds the floor doesn't meet yield-up condition.
Acceptable flatness tolerances vary by floor covering type, but as a baseline we work to a maximum 3mm deviation under a 1.8-metre straight-edge before installation proceeds. Where we find screed defects, we repair with a suitable levelling compound rated to the applied load. We don't tile over problems and hope they hold.
"We survey the screed before a tile goes down. Most contractors skip this. It's why floors fail six months later and why your surveyor comes back."
For technical buyers who want product-level specification detail, see our commercial carpet tiles page.
The schedule of dilapidations is a formal document produced by the landlord's surveyor. It sets out the tenant's obligations under the lease — what must be repaired, reinstated, or removed before the property is handed back. The floor specification in that schedule is not a suggestion.
Under Section 18 of the Landlord and Tenant Act 1927, the landlord's claim for dilapidations is capped at the diminution in the property's value — not the cost of the works. But that cap only applies to the litigation. Non-compliant reinstatement work still creates a disputed handover, delays your exit, and exposes you to additional surveyor fees, legal costs, and potential retention of the deposit.
RICS guidance on yield-up condition is clear: the property must be returned in the condition required by the lease, taking into account fair wear and tear. Where the floor forms part of a Category A fit-out obligation, the reinstatement spec must meet that standard — both at installation and on re-inspection. Workmanship, materials, and documentation all count.
We work directly from the schedule of dilapidations. The spec we price from is the spec we deliver against. If you need the broader dilapidations picture — Scott Schedule, surveyor negotiation, full works coordination — see our main dilapidations service page.
Flooring reinstatement for dilapidations is not the same as a fit-out installation job. The spec derives from a legal obligation. The documentation must satisfy a surveyor. The programme must hit a lease-end date. These are the things we manage.
Floor reinstatement often requires partition removal first. We handle floor grinding, partition removal, and carpet tile installation under one point of accountability. Your exit schedule doesn't depend on three contractors talking to each other — or failing to. One contract. One programme. One person answers the phone when something needs resolving.
You receive a full O&M manual on completion. It includes installation certificates, product data sheets, sub-floor survey records, waste transfer documentation, and a photographic schedule. It satisfies lease obligations and gives the surveyor what they need on re-inspection. We don't ask for a second visit.
If the floor has to be done without disrupting current occupation, we work around it. Early starts, evenings, weekends — we're used to it. Occupied office upgrades and dilapidations work to tight handover dates are a regular part of our programme, not an exception.
Every subcontractor we use has been vetted and works to our standards — not the standards they apply when working direct. They're on our programme, under our supervision, delivering against our quality checks. One contract. One point of accountability. No surprises on handover day.
This is where cheap contractors fail. We survey the sub-floor before pricing and before installation. If there's a problem — moisture, poor screed, uneven surface — we tell you upfront, price the repair into the scope, and fix it. You don't discover it six months later via a surveyor's complaint.
If you have a schedule of dilapidations, a Cat A brief, or a site that needs surveying before reinstatement, get in touch. We'll review what you've sent, ask the questions that matter, and come back with a clear scope and timeline.
No drawn-out tender process. No obligation to proceed.
No drawn-out tender process. No endless back-and-forth. Here's exactly what you're committing to when you send us your schedule.
Email us the schedule of dilapidations or your Cat A brief. We respond within 48 hours with an outline scope and a site visit date.
We visit site, survey the sub-floor condition, and assess the scope against the schedule. We flag problems at this stage — not after works start.
You receive a fixed-price quotation with a clear programme and milestones. Scope is locked before works start. No surprises mid-project.
Works completed to programme. O&M manual, certificates, and photographic schedule issued on completion. Ready for surveyor re-inspection.