Leasing commercial premises? We will help you get in and get out

By Anderton Gables

25 Sep 2020

Proactive occupiers come out the best

A proactive occupier will be thinking of their exit and limiting their lease end liabilities before signing a new lease, which could save them thousands both during, and at the end of the term.

Generally, we meet our occupier clients following a bad experience with a dilapidations claim. We then through strategic expert advice protect and save them money and resource, enabling them to concentrate on the day to day running of their business.

Do not take the chance and wait for that bad dilapidations experience. Adopt a proactive approach and Let’s talk…

Before the term

Limiting your repairing and decorative obligations through a well drafted Schedule of Condition prior to the commencement of the lease is often the tenant’s best weapon. Not just a bunch of blurry photos which exclude the roof and high-level areas, a well drafted, thorough document prepared by a Chartered Building Surveyor, with experience of negotiating dilapidation claims and preparing Schedules of Condition. 

Whilst on site undertaking the Schedule of Condition, our surveyors can compile a Pre-Lease Survey which  gives you an overall assessment of the condition of the premises, together with budget costs to remedy any defects and bring the premises into a lease compliant condition. This should help you assess the level of a rent-free period (if applicable) and could provide you with a useful bargaining tool with the landlord. Our technical capabilities and knowledge of the site will be useful in assisting your legal advisor (who will more than likely not visit site).  

We can also tailor our Pre-Lease Surveys to meet your specific user requirements and make them bespoke to your operation should you require. 

12-18 months prior to lease expiry

Now is the time you need to be really preparing for your exit and calculating your potential dilapidations liability. 

An AG Dilapidations Liability Assessment (DLA) is fantastic tool for calculating your potential dilapidations liability, and helping you manage your exit through bespoke, strategic advice from our Chartered Building Surveyors. 

Our DLAs can include a best and worst case scenario figure alongside recommended exit works to help the tenant control costs and drive the dilapidations procedure. Remember –proactive occupiers come out the best with regards to dilapidations.

In addition to the above, you may find that your accountant recommends obtaining advice on your potential dilapidations liability for provision purposes around this time, if not before. Our DLAs will suffice in this regard and we have experience of working with various accountants acting on behalf of our mutual clients.

Time to undertake the works?

If you are adopting a proactive approach to dilapidations and assessing your potential liability 12-18 months before lease expiry, the chances are, you will have time to undertake exit works and control costs before determination of the lease.

If you sit back and wait for the landlord to drive the claim, you may find the landlord undertakes the work post expiry and evidences loss, therefore putting them in a strong negotiating position. At this point, the tenant’s options are limited as the lease has expired and they no longer have access to undertake works. Furthermore, a loss of rent claim may also be added should the landlord undertake the works and this delay a potential new letting.

AG have experienced Project Managers who can manage your exit works and fulfil the Principal Designer role. They will work closely with our dilapidation experts to ensure you receive the best commercial advice along the way. 

Landlord’s Schedule of Dilapidations arrives….

Many of our client’s approach us for the first time at this stage. I am sure you can see the opportunities missed by this point in terms of reducing the tenant’s liability and controlling costs. Unfortunately, these opportunities diminish further for the tenant when the lease ends. 

If the tenant has adopted a proactive approach and instructed AG early in the process, the tenant will be well appraised with regards to their potential dilapidations liability, and we may have already made savings along the way. 

Notwithstanding, it is at this point we will look to enter into negotiations with the landlord’s surveyor and compile a formal response to the claim in the recommended electronic Scott Schedule format. We will need to do this within the timescales stipulated within the Dilapidations Protocol - 56 days following issue of the Quantified Demand. 

Our Chartered Building Surveyors are experienced negotiators and up to speed with the latest dilapidations case law, and have the tools required to successfully defend a tenant. 

We have in-house Quantity Surveyors and access to published pricing guides and historic project data to cross check and dispute the landlord’s costs. 

We often collaborate with RICS Registered Section 18 Valuers and Commercial Property Lawyers and work together to successfully defend an occupier. 

We provide strategic, commercial advice whilst providing excellent client care throughout. 

Commercial occupier leasing premises? Let’s talk…

Daniel MetcalfBSc (Hons) MRICSAssociate [email protected] 696 311907735 233 642

Latest news

1

Final call for investors: Rossendale community solar project must hit target by November Gary McEwan managing director of Interfloor

Final call for investors: Rossendale community solar project must hit target by November

10 Sep 2025

2

Lancashire Combined County Authority unveil plan to Get Lancashire Working Lancashire Combined Authority

Lancashire Combined County Authority unveil plan to Get Lancashire Working

10 Sep 2025

3

Lockheed Martin Skunk Works and BAE Systems’ FalconWorks announce strategic collaboration Collaboration between BAE Systems FalconWorks and Lockheed Martin Skunk Works

Lockheed Martin Skunk Works and BAE Systems’ FalconWorks announce strategic collaboration

09 Sep 2025

4

High street retailers urged to ‘take advantage’ of new funded support programme Brian Moore, Lee Johnson, Anne Williamson and Andrew Leeming

High street retailers urged to ‘take advantage’ of new funded support programme

08 Sep 2025

5

Beaverbrooks invest in the high street in difficult conditions Mark Adlestone And Anna Blackburn Beaverbrooks

Beaverbrooks invest in the high street in difficult conditions

08 Sep 2025

Background image for hub sign up block

LBV Hub

Leverage Lancashire Business View platforms

Post your news
Post your events
Post your offers
Build your network
Improve your SEO
Gain coverage in the magazine
Sign-up
Events
Sub36 Networking - Follow the signs
Sub36 Deaf Village Social1200
Networking
17 Sep 2025

Sub36 Networking - Follow the signs

The Deaf Village, Blackburn, BB2 5EN

10:00 - 12:00

LBV124 September/October Launch Event
MBP Arc Cinema Preston Opening 205
Networking
18 Sep 2025

LBV124 September/October Launch Event

The Arc Cinema, Preston, PR1 2BL

08:30 - 10:30

CMI Level 5 Management and Leadership Course
UCLanAerialCampus.jpg.jpg
LBV Hub Seminars
21 Feb 2025 - 21 Feb 2026

CMI Level 5 Management and Leadership Course

Preston Campus, Preston , PR1 2HE

09:00 - 17:00

CMI Level 5 Project Management Course
UCLanAerialCampus.jpg.jpg
LBV Hub Seminars
21 Feb 2025 - 21 Feb 2026

CMI Level 5 Project Management Course

Preston Campus, Preston, PR1 2HE

08:00 - 17:00

Longridge Soap Box Derby
Screenshot 2025-06-10 090035.png.png
LBV Hub Fundraisers
14 Sep 2025 - 14 Sep 2025

Longridge Soap Box Derby

Berry Lane, Longridge, PR3 3WH

10:00 - 16:30

Preston Tech Connection - The Ultimate Tech Quiz!
Preston Tech Connection Sept 25.png.png
LBV Hub Networking
16 Sep 2025 - 16 Sep 2025

Preston Tech Connection - The Ultimate Tech Quiz!

Society1, Coworking Space, Preston, PR1 3LT

18:00 - 19:00

The Business Network Central & East Lancashire
LBV Hub Networking
17 Sep 2025 - 17 Sep 2025

The Business Network Central & East Lancashire

Stanley House, Blackburn, BB2 7NP

11:30 - 14:15

Cumbria Business Expo 2025
https---cdn.evbuc.com-images-880461633-4862066883-1-original.20241022-110415.jpeg.jpg
LBV Hub Exhibitions
19 Sep 2025 - 19 Sep 2025

Cumbria Business Expo 2025

Carlisle Racecourse, Carlisle, CA2 4TS

09:00 - 15:00

Preston Freelancer Meet-Up: September
Sept Freelancer (1).png.png
LBV Hub Networking
23 Sep 2025 - 23 Sep 2025

Preston Freelancer Meet-Up: September

Society1, Coworking Space, Preston, PR1 3LT

10:00 - 11:30

Your Business, Your Region: Making sense of devolution and Local Government Reorganisation
Chorley Council breakfast event new
LBV Hub Networking
23 Sep 2025 - 23 Sep 2025

Your Business, Your Region: Making sense of devolution and Local Government Reorganisation

Worden Hall, Leyland, PR25 3DH

08:00 - 11:00

Speed Networking with BNI
2.png.png
LBV Hub Networking
24 Sep 2025 - 24 Sep 2025

Speed Networking with BNI

Chorley Football Club, Chorley, PR7 3DU

16:00 - 19:00

Making Tax Digital for Income Tax Self Assessment (MTD for ITSA) drop-in day
MTD drop in session.jpg.jpg
LBV Hub Seminars
25 Sep 2025 - 25 Sep 2025

Making Tax Digital for Income Tax Self Assessment (MTD for ITSA) drop-in day

Making Tax Digital for Income Tax Self Assessment (MTD for ITSA) drop-in day, Blackburn, BB1 5QB

10:00 - 16:00

Advertise with us

Reaching 50,000 members, our print, digital and event platforms offer a fantastic way to raise your business profile and help you grow.

Find out more LBV 123 Online Graphic
Subscribe now

Weekly news bulletin