When considering a lease of a commercial property, it is important for a prospective tenant to understand that dependent upon the terms of a lease a landlord can seek to make a claim at the end of a lease for items of disrepair or unauthorised alteration, including any items of disrepair that may exist before the lease is taken.
This is known as a dilapidations claim and can run into thousands of pounds at a time when an organisation may need capital and time to focus on the next stage of their business plan.
Unlike a Commercial Building Survey, a Commercial Schedule of Condition is not a diagnostic report intended to a detailed evaluation as to the defects, remedial works and future maintenance issues.
It is a written tabulated schedule that sets out the condition of the building element by element, area by area and is accompanied by comprehensive photographs and is used as a benchmark of the condition at the time a lease is taken.
The value of this is in providing documentary evidence of the condition at the start of the lease.
For an owner who has invested in bringing a property into good tenantable condition prior to letting, with a tenant that has not maintained the building, it will help you to justify and resolve a claim for dilapidations at lease end. This can save time and money in resolving alleged disrepair and associated legal fees.
This is essential for you as a prospective tenant who will have a liability to hand the building back in it’s original condition at the end of the lease term. It will help limit and resolve issues of liability for alleged disrepair or alterations at lease end. Again, saving time and money. With input from your solicitor it is advisable to seek to negotiate that the schedule be appended to the lease with a clause that requires that the building be handed back in no better condition than as set out in the schedule.
A Commercial Schedule of Condition can be carried out instead of a Commercial Building Survey or, where the benefit of both is relevant, they can be carried out in tandem.
If you are the current owner of a commercial property, or are proposing to purchase or enter into a lease, and need advice with recommendations in respect of the condition of a commercial building please contact us today for a quotation.
You can get an idea of how useful our clients have found our survey reports to be by viewing some of their comments on our Trustpilot reviews page.
Registered charities must obtain an RICS Red Book valuation from a suitably qualified Chartered Surveyor before entering into a transaction for disposal. This includes selling, letting and also the granting of new rights. Sections 117 to 121 of the Charities Act 2011 outline the procedure that ensures the disposal is on the ... Read More >>
Licenses covering access over adjoining owners' properties, whether they be for a scaffold, hoarding or crane over sail will include a number of common clauses relating to the principle of access with further clauses specific to the purpose of the access. A typical Licence should contain clauses relating to the ... Read More >>
Where access requires the express consent of an adjoining owner, such as to erect scaffolding and a hoarding as part of a demolition programme, there are no statutory timescales but there are many benefits to an early approach. In some cases, the scheme is simply not viable without access so if there’s an adjoining owner ... Read More >>