What Is a Schedule of Dilapidations?
The landlord's itemised claim at lease end, listing alleged breaches and repair costs.
A schedule of dilapidations is the landlord's itemised list of alleged breaches of the lease's repair, redecoration and reinstatement covenants, each with a costed remedy. The total is the landlord's opening claim, not the final amount owed.
What Is a Terminal Schedule of Dilapidations?
A terminal schedule of dilapidations is served during the final months of a lease or shortly after expiry, detailing the complete list of works required to return the property to its correct condition.
This document acts as the formal starting point for end-of-lease negotiations under the dilapidations protocol. It usually comes accompanied by a Quantified Demand, which totals the costs of the works plus the landlord's professional fees.
What Is an Interim Schedule of Dilapidations?
An interim schedule of dilapidations is served during the active term of a lease, usually when a landlord believes the tenant is allowing the property to fall into serious disrepair that threatens the asset's value.
Interim schedules are less common than terminal ones. They are typically used to force a tenant to carry out urgent maintenance, such as fixing a leaking roof, rather than waiting until the lease ends.
Been served a schedule?
Get a fixed price for the works. We price line by line against your schedule.
What Should You Do When You Receive a Schedule?
When you receive a schedule, you should immediately instruct your own surveyor to review the claims and engage a specialist contractor to price the physical works accurately.
Do not accept the total figure on the schedule as a fixed debt. The landlord's surveyor has priced it to protect their client. Your immediate priority is to understand the true cost of compliance by having the document priced line by line by a contractor.
How Is a Schedule Priced?
A schedule is priced by attaching a specific financial cost to every individual repair or reinstatement item listed by the surveyor, often using premium rates and adding contingencies.
Because surveyors use pricing guides rather than real-world contractor rates, the overall dilapidations costs listed on the schedule are usually 20% to 40% higher than the actual cost of doing the works.
Can a Schedule of Dilapidations Be Challenged?
Yes, a schedule of dilapidations is routinely challenged. Tenants dispute whether specific items are genuine breaches of the lease and challenge the inflated costs assigned to the required remedies.
Negotiations take place using a document called a Scott Schedule, where your surveyor responds to each item sequentially. Having a fixed-price quote from a contractor strengthens your negotiating position significantly.
Frequently Asked Questions
How long do I have to respond to a schedule of dilapidations?
Under the dilapidations protocol, you typically have 56 days to respond to the landlord's schedule with a formal Scott Schedule detailing your position on each item.
Who prepares the schedule of dilapidations?
The landlord's building surveyor prepares the schedule after inspecting the property and reviewing the specific covenants within your lease.
Can I do the works after the lease ends?
No, once the lease expires you lose the legal right to access the property to carry out works, leaving you liable for a cash settlement instead.
Been served a schedule?
Get a fixed price for the works. We price line by line against your schedule.
If you have been served a terminal schedule, the cheapest exit is usually doing the works rather than settling in cash. Our team prices dilapidations works against your schedule line by line, so you only pay for what the lease actually requires.