Dilapidations is often described as a 'dark art' with landlord claims broadly averaging the final years rent - but all to often unrelated to reality . Claims can vary between £25 and £75 sq ft with settlements heavily dependent on timing, market conditions, lease obligations, intentions of parties and the strategies and expertise of the negotiators
Using our experience and detailed understanding of the process we can often pre-guess our opponent’s motives, aims and strategies to get ahead of them. Typical strategies include:
Acting for landlords (or occupiers with sub-tenants) we would:
- Analyse the lease documentation, inspect the property and jointly develop a strategy with the client that would include a review of service charge obligations and recovery
- Identify, document and estimate the cost the tenant’s repair, redecoration and reinstatement liabilities and prepare a schedule of dilapidations (or repair notice) for service on the tenant
- Create a PPM for the site and specify, competitively tender and administer service charge recoverable works.
- Use the schedules or repairs notices in subsequent negotiations with the tenant, with the aim of having the tenant carry out the works or properly compensate the landlord if the works are to be carried out in their default after lease end
- If a negotiated settlement is unachievable by lease end, organise competitive tenders, administer the dilapidations works through to completion and assist the landlord in recovering their costs through legal action
- The majority of our negotiations are concluded before lease end with an average 20% conceded reduction in the initial claim
Acting for tenants we will:
- Analyse the lease documentation, inspect the property and jointly develop a strategy with the client
- Identify, document and estimate the cost the tenant’s repair, redecoration and reinstatement liabilities
- Use our assessment of the tenant’s actual liabilities in subsequent negotiations with the landlord’s surveyor
- If a negotiated settlement is unachievable (and time permits), instruct contractors and administer the works through to completion and lead discussions with the landlord over any subsequent arguments over quality or lease interpretation
- The majority of our negotiations are concluded before lease end with an average 70% negotiated reduction in the tenant’s liability
'David has such a wealth of experience to deliver genuine advice that goes hand in hand with high quality reporting and tenacious negotiating skills. He is my first choice every time'
Quentin Thompson MRICS, Managing Director, Michael Rogers Property Management Limited
'David is the best in the business bar none on dilapidations'
Simon Glenn, Partner, DOWLEY TURNER REAL ESTATE LLP
'On our behalf, Blackmore BC have been very diligent in negotiating dilapidation claims, undertaking pre-acquisition surveys and helped deliver some excellent fit out projects'
David Wilford, Wilson Bowden Developments Ltd, A subsidiary of Barratt Developments PLC
‘David has worked with us providing dilapidations consultancy. His thoughtful, systematic and practical approach has helped us shortcut drawn-out processes and save us significant amounts of money’
Jerome Thomas, Director, Metro Safety
'David is an expert in his field and a pleasure to work with. Over a number of years we have engaged his services on the negation of dilapidation claims for several properties and in every case he has been able to achieve very substantial savings for our clients'
Geoff Meadows, Director, FMS Facilities Management Services Ltd
'David was recommended to me by a former colleague and I can’t speak highly enough about him. He took all the stress out of handling our dilapidations claim and helped get us a great result!'
Nina El-Imad, Director, Simpson Booth
'James has successfully acted for me on numerous projects and due diligence investigations over the last 10 years. His attention to detail and commercial approach are commendable'
Chris Price, Director
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