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DILAPIDATION SERVICES
It is really important to understand the schedule of dilapidation works required, so that quotes can be obtained in good time for work to be carried out.
DILAPIDATION SERVICES WE PROVIDE INCLUDE:
We provide a managed service; we will program these works to comply with handover to the landlord and to match when you vacate your space. We can provide the following services;
- Remove fixtures and fittings and make good disturbed finishes, this can include partitions, blinds, data cabinets
- Prepare and undertake redecorations including and any required treatments to walls, ceilings, window frames and cills, timber, skirting and covings
- Cleaning and treat other surfaces
- Clean or repaint pre-finished metal works such as Radiators, suspended Ceiling Grids
- Clean Window Glazing
- Clean light fittings
- Replace / Repair flooring finishes
- Replace carpet and carpet tiles
- Replace damaged ceiling panels
- Range over, de- rock, and re- level raised access floors
- Replace floor boxes
- Provide Electrical Certification
UNDERSTANDING THE IMPORTANCE OF DILAPIDATION
As a tenant, you will have to ensure that when you leave your leased space, you will have the responsibility to carry out any repairs and re- instate any alterations and decorations you have made during your time in the space.
It is really important to understand the schedule of dilapidation works required, so that quotes can be obtained in good time for these works. Most landlords will have this priced by their own contractors, but it is always worth obtaining your own to ensure that you are getting the best value for these works.
The other element to be mindful of is the period of time between moving out of the property, and the agreed handover date, as you will be penalised for not exiting the building in time. The dilapidation work will need to be completed prior to the handover date. If time and program are tight, then some work should be undertaken prior to the move out to help with this. Decoration and cleaning can be fairly unobtrusive if they are planned correctly.
The works required will normally fall into the following categories; Reinstatement: You will be required to return any alterations you have made to the space to its original condition and specification. This can be items such as partitions or walls, signage, additional security such as door entry systems, CCTV, WIFI, flooring, wall vinyl, and wallpaper. All cabling and connectivity wiring will need to be traced back to source and again, holes in the wall will need to be made. When these items are removed, all holes in walls, floors and ceilings for fixings will need to be repaired and made good as part of these works.
REDECORATION:
In most instances, you will be required to decorate all of the space prior to 3 to 12 months of the lease expiry. Most landlords will insist that the redecoration include a minimum of 2 coats of good quality paint. This will not be limited to walls, as skirting, window reveals, cills, ceilings, and doors will need to be prepared and repainted.
REPAIRS:
The dilapidations schedule provided by the landlord will identify a list of repairs that will need to be made to the space. It is important to refer back to the condition survey to ensure that any items previously damaged are not re-listed. This can also include repairs to raised floors, and the replacement of carpet. This should always be based on a replacement of a similar type and a specification of what was already provided. During your time in the building, there will be signs of general wear and tear, such as chips in frequently used doors and marks on the wall next to post rooms or goods lifts.
CLEANING:
All areas will need to be cleaned prior to handover. As part of the dilapidation work, you will also be expected to clean ceilings, all surfaces, floors, glazing, including partitions and internal doors, and even light fixtures and blinds.
COMPLIANCE WITH STATUTE:
You will need to show that all registers and test certificates are up-to-date. This will include fire alarm tests, air conditioning units and electrical test reports. There is normally a requirement to provide tests for the electrical systems and emergency lighting at the end of the term. This is a key element to plan for and the financial impact can be significant if not dealt with in a timely manner.
It is important to seek guidance from a company that can help with all of these work streams and can show that they have dealt with similar requirements for other clients. They will also need to project manage and coordinate the activities around the building closure and your move to your new building, and incorporate handover meetings with the landlord to ensure full compliance with the schedule of works and program.
WHAT SERVICE DO YOU REQUIRE?
- Dilapidations contractor
- Dilapidations services
- Dilapidations repair works
- Dilapidations specialist
- Commercial property dilapidations
- Dilapidations in lease agreements
- Strip out services
- Property refurbishment
- Building repair and maintenance
- Property transformation
- Tenant improvement works
- Leasehold property management
- Dispute resolution and litigation support
- Comprehensive dilapidations solutions
- Dilapidations surveys and reporting.
WHAT ARE DILAPIDATIONS?
Dilapidations are works to replace a commercially leased space back to its owner in the original form as when it was leased. In a commercial lease, “dilapidations” are damages or defects to a property that a tenant is legally obliged to put right under the terms of their lease.
If applicable, a landlord can make a dilapidation’s claim against the tenant either during or at the end of the term of the lease. The dilapidation’s claim should set out the repairs required to the property and then usually the tenant would rectify the damage themselves, or if not, the landlord would make the repairs and re-charge the tenant for their costs (which can include loss of rent). Alternatively, the landlord could claim damages, forfeiture or specific performance if the lease allows.
BASE BUILDING CONSULTANCY
Base Building Consultancy helps owners and occupiers assess the dilapidation requirements by carrying out a full survey and, if required, undertaking the strip out, demolition and reinstatement works. Below is a list of some of the potential elements for an office dilapidation project:
- Documentation and Reporting: Start with a thorough assessment and documentation of the current condition of the office space. This forms the basis for planning subsequent works and serves as a reference during dispute resolution.
- Removal of partitioning: Dismantling and removing office partitions or dividers early in the process allows for easier access to other areas that require attention.
- Furniture and fixtures: Removal of tenant-owned furniture and fixtures to clear the workspace for other repairs and improvements.
- Flooring: Address flooring issues, including the removal, repair, or replacement of floor finishes, which can generate dust and debris.
- Redecoration: Repainting walls, ceilings, and doors can be done after flooring to prevent paint splatter on new or refurbished floors.
- Doors and windows: Repair or replacement of damaged doors and windows is often scheduled next to maintain security and weatherproofing.
- Cabinetry and Built-Ins: Repairing or replacing damaged cabinetry and built-in units follows the painting phase.
- Ceiling Systems: Repair or replacement of damaged ceiling components, including tiles or panels, comes after other interior works.
- Electrical Systems: Inspection and repair of electrical systems can be done next to ensure safe and functional wiring.
- Plumbing and HVAC Systems: Inspection and maintenance of plumbing and HVAC systems follow electrical work.
- Kitchen and Breakroom: Repairs or upgrades to kitchen and breakroom areas should be conducted at this stage.
- Restrooms: Maintenance and repairs of restroom fixtures are typically scheduled toward the end of interior work.
- Fire and Safety Systems: Fire alarm system checks and safety equipment updates are performed after other electrical work.
- Security Systems: Inspection and maintenance of security systems can be conducted once other interior works are complete.
- Exterior and landscaping: Exterior building repairs and landscaping are typically addressed toward the end of the project.
- Environmental Considerations: Asbestos and lead paint testing and remediation, if required, can be scheduled at any point in the project but often occur early to ensure safety.
- Final Cleaning: Thorough cleaning of the entire office space, including dust and debris removal, is one of the final steps to prepare for handover.
- Final Inspection: A detailed inspection ensures all work is completed to standard before handing over the space to the landlord or next tenant.
- Project Management: Project management is an ongoing process throughout the project to coordinate all elements, ensure adherence to timelines, and manage costs effectively.
This order of work is a general guideline and can vary based on the specific requirements of the office space and the project timeline. We can tailor a programme to ensure dilapidation repairs are made in time within your space, keeping costs minimal. Contact us now.
CONTACT US
- +44 (0) 20 7100 1227
- enquiries@basebc.co.uk
- +44 (0) 20 7929 5338
- Base Building Consultancy Ltd
Unit 2, 6/7 St. Mary at Hill
London EC3R 8EE - Nearest Tube: Monument/Bank/Liverpool Street
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