Commercial Dilapidations Explained: What Tenants and Landlords Need to Know
Published 9 June 2026
Dilapidations are one of the most misunderstood parts of a commercial lease, and they often arrive as an unwelcome surprise. If you rent business premises in Portsmouth or anywhere across Hampshire, the condition you leave that space in at the end of your lease can carry a significant cost. Understanding commercial dilapidations early gives you time to plan, budget and avoid a dispute with your landlord.
Since 2013 we have been helping businesses across the South Coast manage refurbishment and reinstatement works, so we see the consequences of dilapidations claims regularly. This guide explains what they are, why they matter and how to approach them sensibly.
What Are Commercial Dilapidations?
Commercial dilapidations refer to the breaches of a tenant's repairing and reinstatement obligations under a lease. In plain terms, they cover the work needed to return a property to the condition required by the lease once the tenancy ends.
That can include repairs, redecoration and the removal of any alterations the tenant made during their occupation. The exact obligations depend entirely on what the lease says, which is why two businesses in similar units can face very different claims.
Why Dilapidations Matter at the End of a Lease
Many tenants focus on the practicalities of moving and overlook the state they are contractually required to leave behind. A landlord can serve a schedule of dilapidations setting out the works they believe are outstanding, along with the cost of putting them right.
If that schedule is not addressed, the landlord may pursue the tenant for the value of the works. For a growing business, an unexpected claim landing at the same time as a relocation can put real pressure on cash flow. Planning ahead is always easier than reacting under time pressure.
What a Schedule of Dilapidations Covers
A schedule of dilapidations is a formal document, usually prepared by a building surveyor acting for the landlord. It lists each alleged breach and the remedial work required.
Typical items include:
- Repairs to floors, ceilings, walls and services that have fallen into disrepair
- Redecoration to the standard set out in the lease
- Removal of partitions, cabling or fixtures installed during the tenancy
- Reinstatement of the space to its original layout
Reviewing this document carefully matters, because not every item on a schedule is always justified. Professional advice at this stage often saves money in the long run.
How Tenants Can Prepare
The best time to think about dilapidations is before you sign, not when you are handing back the keys. Reading the repairing and reinstatement clauses, and recording the condition of the property at the outset with a schedule of condition, gives you a clear baseline to work from.
During your occupation, keeping the space well maintained reduces the scale of any future claim. As the end of the lease approaches, an early assessment of the likely works allows you to plan the budget and the timing rather than being caught out at the last minute.
Reinstatement and Making Good
Where a tenant has carried out a fit out, the lease will often require that space to be returned to its original condition. This is known as reinstatement, or making good.
Reinstatement can involve removing partitions, taking out kitchens or specialist installations, repairing the raised floor and ceiling, and redecorating throughout. Coordinating these works under one contractor keeps the process efficient and avoids the gaps that appear when several trades work in isolation.
How We Help with Dilapidations in Portsmouth and Hampshire
We manage dilapidations and reinstatement projects for tenants, landlords and managing agents across Portsmouth, Hampshire and the wider South Coast. Because we handle the full range of trades in house, we can take a schedule of dilapidations and turn it into a clear programme of works with a single point of contact throughout.
Whether you are a tenant approaching the end of a lease or a landlord preparing a unit for the next occupier, we can assess the space, advise on what is genuinely required and deliver the works with minimal disruption.
If you are facing a dilapidations claim or planning ahead for a lease that is coming to an end, we would be glad to take a look at your space and talk through the options. There is no charge and no obligation, just clear and practical advice from a contractor who handles this work every week.
Common Questions
When should I start planning dilapidations works?
As early as possible, ideally several months before your lease ends. That leaves time to review the schedule, agree the scope and complete the works without rushing.
Can you work from the landlord's schedule of dilapidations?
Yes. We price and carry out the works listed in the schedule and can talk you through each item before work starts.
Is it better to do the works or pay the landlord instead?
It depends on your lease and the landlord. Many tenants find it more cost effective to have the works done, but you should take advice from your surveyor or solicitor on your own position.
Aaron runs CBS projects on site across Hampshire, the South Coast and Sussex, from the first survey to handover, and writes our guides based on what he sees on real jobs.
Related Articles
Looking for more advice on commercial fit outs and office refurbishments? Head over to our Insights & Advice section for more guides, tips and practical information to help you plan your next project.
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