Office Dilapidations London & South East

Costs vary by the scale and condition of the works required. As a guide: light works (redecoration, minor repairs) typically run £8–£15 per sq ft; mid-range works including strip-out, flooring reinstatement and redecoration run £15–£25 per sq ft; full reinstatement of a complex fit-out runs £25–£45 per sq ft. RICS data puts the all-sector average at around £7.27 per sq ft, but modern offices with significant tenant alterations are consistently in the £15–£25 range. Always factor in an additional 10–15% for professional fees and a 10–20% contingency. We provide a free site survey and return a fixed-price quote within 3–5 working days.

We can carry out a free site survey within 48 hours and return a fixed-price quote within 3–5 working days. Works timelines depend on scale: light redecoration for a single floor typically takes 1–2 weeks; full strip-out and reinstatement for a multi-floor office typically takes 4–8 weeks. We always provide a clear programme before works begin so you know exactly what's happening and when.

A schedule of dilapidations is a formal document prepared by a chartered surveyor listing the repairs, removals and reinstatement works the landlord requires under the lease. It typically includes partition removal, flooring reinstatement, ceiling repairs, redecoration, mechanical and electrical making-good, and removal of tenant fixtures. The specific items depend entirely on what you've done to the space and what your lease says you must return it to.

Yes — tenants can negotiate a cash settlement with the landlord in lieu of carrying out the works. However, settlements are often higher than the actual cost of the works because the landlord's schedule includes professional fees and a margin. Getting your own contractor's priced schedule first gives you a defensible figure to negotiate with. We price both options so you can make an informed decision.

If works aren't completed by lease end, the landlord can appoint their own contractors and recover the full cost from you — at their contractor's rates, not yours. They can also claim professional fees on top, adding 25–30% to the bill. Acting early means you control the contractor, the specification and the cost. Leaving it to the landlord almost always costs more.

Yes — we work alongside chartered surveyors on both sides of a dilapidations claim. We can price against an existing schedule, attend site with a surveyor, provide a priced counter-schedule, or supply contractor costs to support a negotiated settlement. We understand the RICS Dilapidations Pre-Action Protocol and know how to price against a Scott Schedule.

Yes — we regularly phase dilapidations around tenants who are still in occupation, either completing floor by floor or working out of hours. If access or disruption is a concern, tell us when you enquire and we'll design the programme around your specific constraints. We won't promise out-of-hours as a standard offering, but we'll always explore what's possible.

A Scott Schedule is a formal document recording each item of disrepair with the landlord's and tenant's positions on cost and liability set side by side. It is used in mediation or court proceedings. Most cases settle before that stage, but a priced Scott Schedule from a contractor is a strong negotiating tool. We can provide one on request.

Our primary coverage is London (all zones), Kent, Surrey and Essex — including the full M25 corridor. We regularly work in the City, West End, Canary Wharf, and commercial centres across the South East including Guildford, Sevenoaks, Chelmsford and Bromley. Contact us to confirm coverage for your specific location.