Tag Archives: Schedule of condition

Preventive Advice Saves Top Insurance Broker Future ££££££ in Potential Dilapidations Claim. Dilapidations North West.


“For the first time in my career I have bought my own insurance business. A very stressful and challenging time not just buying the business, there was a Landlord to deal with concerning taking over the existing premises. From the moment I asked Andy to assist me, he provided me with amazing support and advice! The premises are 2 cottages joined as one, so not huge place. Andy’s report consisted of 99 pages and 300 photographs. The Landlord accepted Andy’s report over the one he had obtained from his Surveyor. Andy will have saved me in excess of £30,000 in dilapidation costs when it’s the time to hand the premises back.
If you want a person who cares about their clients and provides a service which goes above and beyond! There is nowhere else to go!!!”

Curtis Dowman Managing Director,




Dilapidations Lancashire .Practise safe sex? Well practise safe leasing! (Avoiding dilapidations claim.)

Dilapidations,dilapidations claim,dilapidations schedule

Sexual health self-assessment

Ok ladies and gentlemen take this short test to find out whether your sex life is putting your health at risk. How much do you really know about safe sex practices?

What ?I thought this was about surveying !!!

I apologise for the hook but I have your attention and the analogy is true. 

Lease and wealth self-assessment for the tenant.

Take this short test to find out whether your lease is putting your wealth at risk. How much do you really know about safe leasing  practices?

1.OK you have just lined up a hot sexy date. ( Found some attractive premises to rent)

1. Have you any idea what the risks are and just what nasty STDs you can catch? (Have you any idea what your lease requires you to do in respect of repairs, decorations and reinstatement. )

2. Did anyone explain to you just exactly what you might be exposing yourself to?

3. Ok you are just about to jump into bed ( sign a lease)with a complete stranger the mistress or toyboy( The Landlord).You think this is going to be free of liabilities once the coupling is done( lease term). Are you sure you are not going to catch something nasty and unexpected as a result? A LTD! (Lease Transmitted Disaster)

4.The mistress or toyboy (Landlord) can be very seductive and entice you into that bed with all sorts of charming and alluring behaviour and promises ( rent free period )

5. Bang the deed is done. The lease is signed.( less than 30 seconds)You have had unprotected exposure. ( You have signed to the lease and you are contractually bound by seemingly innocuous clauses in a bewildering legal document). Have you done this?

6.The LTD might not show for years but when it does it was all because you engaged in  fumbled hurried unprotected leasing. Don’t you just feel stupid? (Your wealth is going to be seriously affected.)

OK.  STOP NOW!! Do not become another victim of ignorance. Practise safe leasing and take precautions.

As an expert dilapidations surveyor I have worked for some of  the largest and most successful businesses and commercial property managers in the NorthWest. ( Iotech Group Ltd,  Stax plc,  James Hall & Co Spar Stores).

I have acted for the same and many similar businesses where they are Tenants of commercial properties. Leading NorthWest Solicitor practices regularly refer their clients to me.

I have provided expert defence to end of long lease claims against Tenants of up to £1.3 million ( subsequently agreed in the case 0f the £1.3m claim at £650000.)

I have undertaken  dilapidations surveys on behalf of my clients for the past two decades. I understand exactly where Tenants can be most vulnerable to claims at the end of a lease.

I am by experience both a poacher ( for Tenant) and a game keeper.( for Landlord)

If you have neglected to deal with you repair and decorations liabilities, unfortunately the only defence you have available to you at the end of a lease is to engage an  Dilapidations Expert like me and hope that the landlord is not going to be too agressive . ( Hopefully the Landlord has also engaged an  inexperienced dilapidations  surveyor to act for it if you are lucky)

This is damage limitation only: far better not to have put yourself in that situation in the first place.

OK .What is involved in practising safe leasing?

  1. Employ the best specialist Commercial Property Lawyer you can afford( I mean seriously experienced and not the sadly all to often generalist solicitor regurgitating or cut and pasting old leases-come on guys who really gives credibility to  ‘ye shall whitewash distemper  marble and paint’)
  2. Employ the best specialist Dilapidations Building Surveyor you can afford to carry out a pre-lease inspection of the premises and prepare a comprehensive Ingoing Tenant’s Schedule of Condition.This will be in written photographic ( including elevated birds eye ) and increasingly HD Video format and preferably a combination of all three. ( It is if I carry it out.)
  3. Ask your Dilapidations Surveyor to give you an executive summary and advice as to just what are the major issues as to current repair and decorative liabilities and liabilities to be addressed  at lease end.
  4. Negotiate with the Landlord for the Landlord to correct existing defects or give rent free period monetary equivalent for you to keep ( and to put) and the premises in good tenantable repair. But do not then forget to sort matters out.
  5. Or if the Landlord will nor put hand in pocket to repair ( despite possible healthy cash injection from previous sucker tenant) seek to agree to limit your liabilities to repair and surrender the premises at end of lease in no better or worse condition than an agreed attached Ingoing Tenant’s Schedule of Condition. (And it better be very comprehensive! The landlord can seek to attack you with the ferocity of a rabid pitbull.)
  6. Maintain  repair and decorate during the lease term and certainly well before lease end. It far cheaper for you to commission these works. If you have altered the premises or added to the same without landlord’s consent reinstate the premises. Why give yourself a problem and the Landlord a chance to go for that handy cash injection?
  7. Engage a Dilapidations Surveyor to examine the lease and check over the premises and see where you might be exposed to claims for repairs and decorations and plan backwards from date of the end of the lease and implement a programme of remedial works.

I am an Expert Dilapidations Surveyor with over 25 years experience.  If you need help contact me.

I have recently provided safe leasing precautions by preparing a comprehensive schedule of condition of the whole of a multi-hectare site with significant and complex industrial buildings. ( Multiple written schedules, 8 CDRoms of Photos and 2 hours HD  DVD Video).

No LTDs for that Tenant!!! ( provided of course they reasonably maintain and decorate to prevent deterioration from recorded condition)

WOW (words of wisdom)

Simple isn’t it?

The prescription:  Take sensible precautions and enjoy safe leasing to your heart’s content.