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Commercial leases · RICS Dilaps Protocol

Dilapidations schedules — built for end-of-lease commercial property

Terminal schedules and interim schedules in one tool. RICS Dilapidations Protocol-compliant, Section 18 capping built in, response and counter-claim columns, party costings per item.

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What's in the schedule

Sections aligned to the RICS Dilapidations Guidance Note (7th edition).

  1. AInspection & instruction detailsSurveyor, instructing party (landlord / tenant), date, weather, methodology, areas not inspected, witness present.
  2. BProperty & lease contextAddress, demise extent, lease start/end dates, FRI vs IRI status, repairing covenants summary, decoration covenant, yielding-up clause, schedule of condition annexed yes/no.
  3. CSchedule itemsPer item: clause referenced, breach description, remedial works required, costed remedy (£), tenant response, counter-cost (£), agreed final position, photo evidence.
  4. DSection 18 valuationDiminution in value capping per Landlord and Tenant Act 1927 s.18(1). Reversionary value with works vs without works, capped claim figure.
  5. EQuantified demandsHeadline claim, capped claim, breakdown by clause, professional fees claimed, VAT treatment.
  6. FSurveyor's declarationRICS Dilapidations Protocol attestation, signed declaration, qualifications, AI disclosure.

Lease-end dilapidations process

Six stages, typically 6–18 months from notice to settlement.

Stage 1
Pre-termination notice

Landlord serves an interim schedule (often 6–12 months before lease end) listing breaches and required remedy. Gives the tenant time to remediate before yielding up.

Stage 2
Yielding-up inspection

Lease-end inspection (often within 28 days of expiry). The terminal schedule is built — covenants breached, works required, costed.

Stage 3
Quantified demand served

Landlord serves the tenant a quantified demand under the Pre-Action Protocol. Includes the schedule, the headline claim, professional fees, and a Section 18 cap valuation if it would lower the claim.

Stage 4
Tenant response

Tenant's surveyor reviews each item, sets a counter-cost or contests the breach, and may raise diminution arguments. Response columns are populated in the schedule.

Stage 5
Negotiation & agreed schedule

Surveyors negotiate item-by-item to an agreed final position. The schedule becomes the settlement document.

Stage 6
Settlement or proceedings

Most cases settle. Where they don't, the schedule and Section 18 valuation become the substantive evidence in court.

Dilapidations FAQs

What's the difference between an interim and terminal schedule?
An interim schedule is served during the lease (usually 6–12 months before expiry) so the tenant has the chance to remediate before yielding up. A terminal schedule is served at or after lease end — the tenant no longer has access to remediate, so the landlord seeks damages for the breach. Same template handles both via a "schedule type" toggle.
What is the Section 18 cap?
Section 18(1) of the Landlord and Tenant Act 1927 caps a dilapidations claim at the diminution in reversionary value of the landlord's interest caused by the breach. If the property is being redeveloped or demolished, the cap can be £0. The schedule captures both the headline claim and the capped claim — whichever is lower controls the recoverable amount.
Does it follow the RICS Dilapidations Protocol?
Yes. The schedule structure follows the RICS Dilapidations Guidance Note (7th edition) — clause-referenced breaches, costed works per item, response columns, Section 18 valuation, and the surveyor's signed declaration that the schedule is fair and reasonable.
Can both landlord and tenant surveyors use this template?
Yes. The instructing-party field at the top determines whose perspective the schedule represents. Landlord-side surveyors build the original schedule; tenant-side surveyors fill the response and counter-cost columns. The same exported document works for either side.
What output formats are produced?
Branded PDF, DOCX, and a schedule-only CSV/Excel for cost negotiation. The Excel export includes formulas for headline total, capped total, and percentage variance — useful in negotiation calls.

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