Dilapidations

During the lease or at the end of the lease term of either commercial or residential properties we are able to act for either the Tenant or Landlord in matters of Dilapidations.

We would initially check the provisions of the lease (with or without an appended Schedule of Conditions), license’s and the like and provide initial advice and if necessary inspect the property and prepare a Schedule of Dilapidations and Wants of Repair generally on behalf of the Landlord and more unusually on behalf of the Tenant.

Currently matters of Dilapidation negotiations/disputes are in general governed by a draft Protocol and the courts Civil Procedure Rules which sets out how the parties should proceed, the emphasis being on reaching agreement without the necessity for legal proceedings.

In conjunction with a specialist valuer we are able to deal with issues where at the end of the term there is a potential to limit the Landlords claim for damages for breach of a repairing covenant.

Condition Surveys

A condition survey involves the examination and photographic recording of an object, surface, or building prior to treatment.

A condition survey aims to:

·         Record the present condition of the object, highlighting areas of failure or concern.

·         Better understand the nature, history, technology and significance of the object

·         Investigate previous interventions.

·         Identify causes of historic and on-going deterioration.

·         Present conservation recommendations based on the results of the survey.

·         Provide an estimate for works, if required

Techniques used in a condition survey include:

·         A visual examination of the object

·         A technical examination of the object using ultraviolet light to detect the presence of varnish, non-original materials, the use of particular paints etc.

·         The use of raking light to detect inconsistencies in the surface topography of an object

·         A written explanation of the condition of the object

·         Digital photography

·         The digital annotation of diagrams or photographs to locate areas of failure

Presentation of results:

A bound and illustrated report is provided, in which the findings of the survey are detailed with recommendations for the development of an appropriate strategy to stabilise the object.