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JOB REF: XXX STRATEGIC DILAPIDATIONS REPORT · PDF file DILAPIDATIONS 1.0) Dilapidations tactics From our experience from the property owner’s/Landlord’s point of view most property

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    www.1stAssociated.co.uk 0800 298 5424

    JOB REF: XXX

    STRATEGIC DILAPIDATIONS REPORT

    XXX XXX

    Berkhamsted Hertfordshire

    HP4 XXX

    FOR

    Mr X X Limited

    Prepared by: XXXXX INDEPENDENT CHARTERED SURVEYORS

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

    ——— Marketing by: ———

    www.1stAssociated.co.uk 0800 298 5424

    All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is

    prohibited

    2

    CONTENTS Instruction Page 3 Synopsis Page 4 Executive Summary Page 9 Situation and Description Page 14

    Quality of Schedule of Dilapidations Page 15 Dilapidations Page 17 Survey Findings Page 19 Photographic Record Page 20 Summary Upon Reflection Page 32 Appendices Page 33

    Limitations Page 45

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

    ——— Marketing by: ———

    www.1stAssociated.co.uk 0800 298 5424

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    3

    INSTRUCTION

    We have been instructed by Mr X to prepare an independent Strategic Dilapidations Report on XXXX, Berkhamsted, Hertfordshire. HP4 XXX

    We have carried out a visual inspection (non evasive) of the property on XXX. The weather was overcast but relatively warm winter’s day at the time of the inspection. We are Independent Chartered Building Surveyors and professional members of:-

    The Royal Institution of Chartered Surveyors (RICS) and

    The Independent Surveyors and Valuers Association (ISVA). Report prepared by:

    XXXX Chartered Building Surveyor

    For and on behalf of

    XXXX

    We have now exceeded the original instructions and have started tentative negotiations via the Landlords Surveyor. The work has been carried out as per our standard Terms and Conditions of Contract which have been emailed to you as part of the confirmation of our instructions. If you would like further clarification please do not hesitate to contact us.

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

    ——— Marketing by: ———

    www.1stAssociated.co.uk 0800 298 5424

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    4

    SYNOPSIS We understand that you have a lease that has now ended and you wish to understand your Dilapidations claim that has been made against you and your company and minimise your Dilapidations costs. The first thing we need to say about Dilapidations is they are never black and white and more typically shades of grey and subject to negotiation and/or many negotiations and if matters do not work out then legal action. INSPECTION We have inspected the paperwork and property. We have viewed the property and looked at a selection of documents including:

    1. Solicitors letter from XXXX

    2. Terminal Schedule of Dilapidations and Wants of Repair

    3. Schedule of Works annotated by Mr X

    4. Email with reference to the sale of the property which was offered for £X; the property is currently on the market with XXXX at £X.

    5. We have also clarified with Mr X that there is not a Schedule of

    Condition as referred to in the Lease prepared by Mr X available to us.

    Front aerial view 360 photo

    Entrance aerial view 360 photo

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

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    www.1stAssociated.co.uk 0800 298 5424

    All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is

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    5

    Ways to solve a Dilapidations claim There are various ways to solve a Dilapidations claim: 1.0) Carry out all the work that you consider you are liable for under the lease As the Lease has now ended this is not usually possible. 2.0) Full and Final Settlement

    One off monetary payment as a Full and Final Settlement (we would not recommend any other form of monetary settlement), which would end future costs associated with this property. It may surprise some people to learn that the Schedule of Dilapidations can be amended and added to, together of course, with the fees for both sides Dilapidations Surveyors and Solicitors and there is always a potential for any rental income losses, associated insurances etc from the Landlord to be incurred.

    3.0) Item by item Dilapidations settlement

    The benefit of this course of action is that you agree exactly which items form the Dilapidations settlement, then you have additional discussions over the cost of the building works. Then you would have further discussions over rental losses etc and further discussions about the value of the property, which will be incurred until settlement is agreed and you will pay for them, which can be costly. The disadvantage of a Dilapidations settlement is that fees from both your Dilapidations Surveyor and Solicitor and the Landlords Dilapidations Surveyor and Solicitor will be incurred until settlement is agreed.

    Entrance and difficult parking Aerial view 360 photo

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

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    6

    FIRST THINGS FIRST

    1.0) The lease has ended and generally you do not have any legal right to enter the property and certainly it would be very unusual for you to be allowed to carry out building works.

    2.0) You do however seem to be enjoying access to the property at present and we would recommend that you obtain at lease three quotations for work that is set out within the Dilapidations claim. The main areas that we can see from our initial inspection are:-

    2.1 Repair and redecoration divided between external and internal

    2.2 Repairs to the asbestos roof – quotations on this would then also establish whether other companies consider this roof to have come to the end of its useful life.

    2.3 Repairs to the flat roof.

    2.4 Tests and Reports on the various

    Services. At the time of the third version of this report (you have not seen the two previous versions) Mrs X is gathering quotations and estimates from contacts that you have. It is important these are carried out as quickly as possible as we could loose access. The purpose of the quotations will be back up information should we have to negotiate.

    Left side aerial view 360 photo

    Asbestos roof aerial view 360 photo

    Flat roof aerial view 360 photo

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

    ——— Marketing by: ———

    www.1stAssociated.co.uk 0800 298 5424

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    7

    3.0) Specific comment on the Dilapidations Schedule served 3.1 Additional items

    This Dilapidations Schedule served allows for additional items to be added and amended by the Landlords Dilapidations Surveyor/Solicitor. This is a normal good practice by a Landlords Dilapidations Surveyor.

    3.2 XXX Chartered Surveyors are known to us and XXX, the Chartered

    Surveyor in charge of this case, is generally considered an expert in Dilapidations.

    4.0 ) Quantum Demand

    The Dilapidations does include a section known as the “Quantum Demand” which requires the Chartered Dilapidations Surveyor to sign that he considers this to be a true and accurate record. We noted that within this that phrases used were slightly unusual, or they would have been for us to use them, in relation to what the Landlord intended to do; we will explain further within this Report.

    5.0) The XXX Schedule of Condition The XXX Schedule of Condition whilst we do not have a copy of this

    document we are very familiar with X, Chartered Surveyors and do have a very good contact that may be able to obtain this Schedule of Condition if it still exists, bearing in mind it was produced many years ago.

    6.0) Specific Comments on the XXX, Landlord’s Solicitors Letter dated XXX Within the letter dated XXX from the landlord’s solicitor XXXX there are

    various points and comments that we are not certain are legally correct however we also add that we are Surveyors and dealing with Common Sense rather than solicitors. We have learnt over the years that everything is open for negotiation and debate. However we would specifically refer you to the following points:-

  • XXX Berkhamsted, Hertfordshire. HP4 XXX

    XXXXX Independent Chartered Surveyors

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