Build a surveyor-style liability estimate from a contractor-led schedule of works. Adjust scope, commercial context and programme pressure — results update instantly.
Work through each section of the schedule. The result panel on the right shows how a surveyor might price the same scope — and where Renova can reduce the gap.
Build a surveyor-style liability view from a contractor-led schedule of works.
This calculator produces indicative estimates only. The figures generated are not a formal valuation, a Scott Schedule, a professional dilapidations assessment or legal advice. They are based on generalised contractor delivery rates for London and the South East and apply broad assumptions about scope, specification and access that may not reflect the specific circumstances of your property or lease.
Your actual dilapidations liability may be significantly higher — or lower — than the figures shown. The true liability depends on the precise terms of your lease (including repairing, redecorating and reinstatement covenants), the actual condition of the property at the relevant date, the landlord's intentions for the building following vacation (which affects the s.18(1) Landlord and Tenant Act 1927 cap), the approach taken by the landlord's surveyor, and the outcome of any negotiation or dispute resolution process.
Do not use this estimate to set accounting provisions under FRS 102, IFRS 16 or any other standard without engaging a qualified chartered surveyor to prepare a formal assessment. Do not rely on this figure in lease negotiations, without-prejudice correspondence, or any legal proceedings. Renova Projects UK accepts no liability for any loss, financial shortfall or other consequence arising from reliance on figures produced by this tool.
If you need a formal dilapidations assessment, a contractor tender to challenge a landlord's schedule, or a free site survey, contact Renova directly.
Most dilapidations estimates start from what a surveyor might argue for. This tool builds the same view from the bottom up — deliverable contractor rates first, then layers the surveyor uplifts, programme pressure and fees on top so you can see exactly where the gap comes from.
About Renova's dilapidations service →Run the calculator before you vacate and you have a defensible basis for your dilapidations provision. Run it once you have the landlord's schedule and you can quickly see whether the surveyor's costings are in the right territory or inflated. The breakdown is structured to match a schedule of dilapidations line by line.
What are dilapidations? →The rates used in this calculator reflect current delivery costs across London and the South East, calibrated against Renova's live project pricing. The surveyor uplift factors reflect typical RICS-aligned claim allowances. All figures are estimates — they do not constitute a formal quote or a Scott Schedule.
Request a free site survey →A schedule of dilapidations is a formal document, usually prepared by the landlord's surveyor, listing the repairs, reinstatements and decorations the tenant must carry out under the lease before or at vacation. It references the specific lease covenants — typically to repair, redecorate and reinstate any tenant alterations — and assigns a cost to each item. It forms the basis for any dilapidations claim.
The Pre-Action Protocol for Claims for Damages in Relation to the Physical State of Commercial Property governs how landlord and tenant communicate before a dispute reaches litigation. The landlord must serve a quantified demand within a reasonable period of lease end; the tenant has 56 days to respond with a Counter Schedule. Both parties must attempt to negotiate in good faith. Failing to follow the Protocol can affect costs awards in court.
A dilapidations claim is the landlord's legal claim against a departing tenant for breach of repairing and reinstatement covenants. Under s.18(1) of the Landlord and Tenant Act 1927, the claim cannot exceed the diminution in the value of the landlord's reversion — which means where the landlord plans to refurbish or redevelop, the recoverable sum is often well below the face value of the schedule. A contractor's tender is routinely used to challenge inflated surveyor-side estimates.
A dilapidations provision is an accounting entry recognising the estimated future cost of restoring leased premises at lease end. Under FRS 102 and IFRS 16, tenants are generally required to recognise a provision when they have a present obligation, the cost can be reliably estimated, and an outflow is probable. The provision is typically built up over the lease term and reviewed annually. This calculator helps finance teams produce a defensible estimate for the accounts.
A dilapidations survey is a physical inspection by a chartered surveyor to identify items of disrepair and reinstatement required under the lease. The landlord's surveyor uses it to produce the Terminal Schedule. Tenants can commission their own independent survey — a Scott Schedule — to challenge items or costings. Renova offers free site surveys to tenants facing a claim, providing a contractor-led cost view that can be used directly in negotiations.
A dilapidations surveyor typically charges £1,500 to £4,000 for a standard commercial office schedule, depending on size and complexity. For larger properties, fees are sometimes charged as a percentage of the claim (typically 8–15%). The landlord's surveyor fees are usually recoverable as part of the claim — this calculator includes them as a visible line in the breakdown. Obtaining a contractor's tender early is one of the most effective ways to control the overall liability.
A terminal schedule is served during the last three years of a lease, or at expiry, listing all repairs and reinstatements the landlord requires. It is distinct from an interim schedule (served mid-lease for serious breaches) and triggers the Dilapidations Protocol process. This calculator is designed to help tenants cost the terminal schedule before or during negotiations with the landlord's surveyor.
Dilapidations costs are priced item by item from the schedule of works, then uplifts are applied for programme pressure, occupancy, access, overhead and profit, and surveyor's fees. Surveyors often apply wider replacement assumptions — full ceiling replacement rather than tile swaps — which inflates the headline figure. This calculator starts from deliverable contractor rates and separates prelims, fees and compliance testing as discrete line items, making the assumptions visible and challengeable.
The earlier you engage a contractor, the stronger your negotiating position. Renova can produce a cost-to-deliver view before the landlord's schedule lands — or challenge one that already has.
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