Dilapidations and Reinstatement
Lease-end work needs an agreed physical scope that the estate team can plan around possession and relocation dates. Establish which items are authorised, what stays in place and how shared services are affected before arranging removal, repairs or reinstatement at the premises.
Important decisions
A contractor’s work scope is separate from advice on liability or the amount of a claim. The lease, schedules and negotiations establish the obligation agreed by the parties; the physical task needs a clear instruction. The RICS dilapidations guide explains the different roles involved.
Completion and handover
Return an item-by-item completion record with applicable technical documentation and photographs. The parties and their advisers retain responsibility for formal acceptance or settlement; the record demonstrates the physical work rather than deciding those matters.
What the work includes
- Convert the authorised schedule into defined, priced tasks.
- Identify elements to keep, remove or put back.
- Plan service disconnection together with reinstatement.
- Order repairs, finishing tasks and final clearance.
- Associate completed work with its schedule reference.
Assessment and the project brief
Supply the agreed schedule and relevant plans, photographs and surveys. Identify approvals from the property parties, retained items and the possession deadline. Refer disputed requirements through the appointed advisers before treating them as authorised tasks in the delivery package.
How the project proceeds
- Inspect the areas against the schedule agreed by the parties.
- Define removal, repair and finishing requirements and their interfaces.
- Settle access, permissions and the working sequence.
- Complete the instructed reinstatement and associated repairs.
- Record the result against every authorised schedule item.
Working in occupied properties
Plan contractor attendance alongside relocation and strip-out so ongoing operations and retained assets are protected. Establish where shared services can be isolated and what must be restored for neighbouring occupiers before work begins.
Budget and programme factors
Price depends on the amount of reinstatement, concealed conditions, finish matching, service interruptions and deadline. Label work provisionally where strip-out is needed to reveal its condition. Keep variations connected to schedule items so the reason for a change remains visible.
Projects across sectors
Offices may involve reinstating services, partitions and finishes. Retail premises may involve removing shopfitting and changing connections. Property managers need clear records for the parties involved. See further contexts in the sector directory.
Locations covered
The coverage directory records North East England locations including Newcastle, Gateshead, Sunderland and Durham and areas of Northumberland, Tyne and Wear, County Durham and Teesside. For several premises, identify their separate addresses and the contacts coordinating local operations.
Frequently asked questions
Does a works quotation decide the dilapidations claim?
No. The quotation prices specified physical tasks. Decisions about liability and settlement depend on the lease and appropriate professional advice, separately from agreeing the contractor’s instruction.
Can works start before every disputed item is resolved?
The parties can authorise clearly agreed items separately where appropriate. The instruction must distinguish approved work from matters still awaiting resolution rather than treating the whole schedule as settled.
Should tenant equipment be removed before the survey?
Plan the inspection around what is visible now and what removal will expose. Agree that sequence with the person assessing condition instead of assuming equipment should come out first.
What evidence helps at handover?
Provide completion against individual items, dated images and applicable technical records. Together these help the property parties assess delivery against the schedule they agreed.
Useful guides
The dilapidation survey guide explains the assessment context. Use refurbishment budgeting guidance when identifying costs connected with the instructed physical work.
Related work
Related stages include strip-out and decommissioning, building fabric work and handover. Explore projects, services, maintenance, sector information and recorded coverage.
Discuss dilapidations and reinstatement
Send the agreed schedule, property details, surveys and required handover date when you contact Black & White Facilities. Name the person authorised to instruct tasks and decide variations.
Discuss your requirements