Perhaps you have let out one of your residential properties to a social landlord, for an income, or to local authority housing department. It is the end of the rental term and you require the property back. On inspection, it appears the carpets have been burnt with cigarettes, the sanitary fittings broken, the decorations painted over in a haphazard manner, kitchen units ripped out, the boiler damaged, doors and frames are broken. This is the time to take appropriate action against the party who took the short-term letting, being the local authority or social landlord.

You may require independent advice to prepare a dilapidations claim.

Building Surveyors are well placed to carry out such work, and can act for the property owner or the other side, but not usually both at the same time. They will inspect the property in great detail taking notes, measurements, photographs, collecting evidence. A ‘Scott schedule’ will be drawn up, being a form of table listing the items, and elements of claim, with estimated costings and professional fees.

Tests of services may be required to find out if further remedial works are required. References will be made to the lease agreement or contract for letting the property, any schedule of condition in place, and notes on the condition of items now.

Separating out normal ‘wear and tear’ from wilful damage should be relatively easy, but sometimes there can be grey areas, and it needs the skill and detective work of the building surveyor to arrive at a conclusion, as to what really happened, and whether the damage was previously there, or has been caused during the tenancy.

The process involved is to arrive at a negotiated financial settlement, to reflect the damage or remedial works required. There might need to be skip containers brought in to remove debris left by the outgoing tenant. The garden might be heaped full of settees, old washing machines, and discarded items, which will need removal. Disruptive, and delaying a re-letting due to the state the property was left in. Thankfully, not all tenants are so inconsiderate, and dilapidations claims can be straightforward, whether it is a house, flat or a shop with flat above.

Arun Associates surveyors can assist you in doing the legwork and the estimated costings and negotiation with the other party on your behalf, for all dilapidations claims. Give us a call to discuss your situation. Even if you are just thinking about letting a property, we can assist you by preparing a schedule of condition. This can save you from a lot of hassle and trouble, later on. Having a schedule of condition prepared at the correct time, can often save you some professional fees when it is time to take back the property. It can also save you valuable time. That can’t be a bad thing, and means your next tenancy can commence earlier than otherwise, protecting your income flow.