Dilapidations Guidance Note

Question 1

What should the surveyor do when taking instruction?

Answer 1

Confirm the clients understanding of the dilapidations protocol.

Should confirm what is and it not allowed for:

• is the surveyor engaging specialist sub-consultant
• which specialists may be required
• proposed fee arrangement

Confirm sufficient PII

Review terms and conditions of engagement to ensure not responsible for content produced by 3rd parties

Question 2

Is it always appropriate to use a conditional/contingency based fe?

Answer 2

When appointed as expert witness.

Potential for conflict of interest.

Question 3

What documents might your review prior to undertaking the inspection?

Answer 3

lease and lease documents

scale plans

licences for alteration

reinstatement notices

schedules of condition and photographs

planning consents

statement of landlord intentions

Question 4

What should you have regard to when arranging inspection?

Answer 4

Terms of the lease

Question 5

What should you note during your inspection

Answer 5

nature of the location including the general standard of repair of properties in the locality, whether they appear vacant in the event of a diminution valuation.

Sufficiently thorough to allow accurate records of the relevant breaches to be ascertained

measurement to allow accurate quantities to be calculated.

Question 6

What would a schedule of dilapidations normally contain?

Answer 6

Details of documents relied on

relevant lease clauses

alleged breach

required remedy

cost of the remedy

Question 7

Where can reliable cost information be obtained?

Answer 7

• invoiced following completion of the works
• results of tender exercises
• price book data such as BCIS
• in-house data
• advice of QS