Dilapidations is one of the most contested areas of commercial property, and getting expert advice makes a substantial financial difference, whichever side of a claim you are on. Bressummer A.R.K. are RICS chartered building surveyors providing specialist dilapidations consultancy across Southampton and the wider Hampshire area. Based just north of the city near Winchester, we act for commercial landlords and tenants alike, though never both on the same claim, and bring senior, chartered expertise to every instruction.

What are dilapidations?

Dilapidations are breaches of a commercial tenant’s obligations to repair, decorate and reinstate a property under the terms of their lease. At or near the end of the lease, the landlord typically prepares a schedule of dilapidations setting out the alleged breaches and the cost of putting them right, and seeks to recover that sum from the tenant. Much Southampton commercial property, from city-centre and Ocean Village offices to industrial units around the docks and along the M27 corridor, is held on full repairing and insuring (FRI) terms, under which the tenant carries a heavy repairing burden. The sums claimed can be significant, and the gap between an opening claim and a fair settlement is often considerable, which is exactly why expert surveying advice pays for itself.

How much does a dilapidations surveyor cost in Southampton?

Whether we are acting for commercial tenants reviewing a claim from a Landlord or acting for commercial landlords putting together a dilapidations schedule, our fees are typically linked to size of the property.

Our fees for these initial steps in the dilapidations process are outlined below.

Property Size (sq ft) Estimated Fees (exclusive of VAT)
Under 1,000 < £1,200
1,000 – 2,000 £1,200 – £1,500
2,000 – 5,000 £1,500 – £2,000
5,000 – 10,000 £2,000 – £3,000
10,000 + £3,000+

For negotiating claims for Landlords and Tenants we base our fees on either a percentage, linked to the final agreed settlement, or hourly rates of £175 per hour (plus VAT) .

All our fees are fully inclusive of travel, office and disbursement costs in order to carry out our services, with no ‘hidden extras’.

It’s good to talk.

Tenant Focused Dilapidation Services

How we help Southampton Tenants

If you are a commercial tenant facing a dilapidations claim, you need a surveyor working solely to reduce your liability. Opening claims are frequently overstated, and a high proportion of items can be challenged, reduced or removed entirely with proper representation. We assess the claim against your lease and the evidence, strip out anything that is not your responsibility, and negotiate hard to a fair settlement, including standing up to the large corporate firms that prepare many landlord claims. To find out more, see our dedicated tenant dilapidations page for Southampton.

Facing a claim? See our dedicated tenant dilapidations page for Southampton
Chartered building surveyor meeting with their client in Andover

Excellent Service! We recently engaged with Bressummer to manage the dilapidation process and carry out a full surveyor’s survey for the office premises we were vacating. Their service was excellent from start to finish—thorough, transparent, and highly efficient. Harjit guided us through each stage, provided clear advice, and ultimately helped reduce our dilapidation costs. I highly recommend them for anyone needing expert support with commercial property dilapidations.

Julie - Aion Silicon

Landlord focused dilapidation services

How we help Southampton landlords

If you are a commercial landlord or investor, a well-prepared dilapidations claim protects the value of your asset and recovers the genuine cost of your tenant’s breaches. We prepare robust, well-evidenced interim and terminal schedules of dilapidations, serve them in line with the Dilapidations Protocol, and negotiate to secure the maximum you are properly owed. To find out more, see our dedicated landlord dilapidations page for Southampton.

Why choose Bressummer A.R.K.

We bring senior, chartered expertise to every dilapidations instruction in Southampton. Every client is allocated a chartered building surveyor who handles the matter personally; we are responsive and clear rather than remote and process-driven; and because we act on both sides of dilapidations claims, on separate matters, we understand exactly how the other side thinks, which makes us more effective whether we are defending or advancing a claim. We have saved clients over one million pounds through dilapidations negotiation and advised on more than 500,000 square feet of commercial space, and our roof and high-level inspections use drone technology as standard and at no additional cost.

Recovering a claim? see our dedicated landlord dilapidations page for Southampton
Chartered surveyor inspecting a commercial property in Southampton.

We contacted Bressummer A.R.K. to carry out a dilapidation survey on one of our rental units, from the initial contact through to receiving the report, the communication was first class, the day before the survey we had to notify Bressummer A.R.K. that we needed to reschedule, this wasn’t an issue for them, they were able to fit us in within a few days of the original date.

We would highly recommend this company and will most certainly use them again for future surveys.

Simon White - New Barn Holdings

A conflict-free service

Under RICS rules, a firm cannot act for both the landlord and the tenant on the same dilapidations claim, and we never do. When we act for you, whether as landlord or tenant, our focus is entirely and only on your interest. This single-minded alignment is fundamental to how we work and to the results we achieve.

Areas we cover around Southampton

We act on dilapidations throughout Southampton and South Hampshire, including the city centre, Ocean Village, the docks, Shirley, Portswood, Bitterne, Millbrook, Nursling and Hedge End. Being based near Winchester, just a short drive away, we can act quickly across the whole area.

The dilapidations process explained

Although every case turns on its own lease and facts, dilapidations generally follow a recognisable path. During the lease, the tenant is obliged to keep the property in the state the lease requires, and a landlord may serve an interim schedule if the property is being allowed to fall into disrepair. As the lease approaches its end, the landlord’s surveyor prepares a terminal schedule of dilapidations, listing the alleged breaches and the cost of remedying them. This is served on the tenant, usually with a quantified demand, in accordance with the Dilapidations Protocol, which governs how claims should be made and responded to. The tenant’s surveyor then responds, challenging items that are overstated, not the tenant’s responsibility, or affected by the diminution cap under Section 18 of the Landlord and Tenant Act 1927. The two surveyors negotiate, and the great majority of claims settle without the need for formal proceedings. Whichever side we act for in Southampton, our aim is the same: a fair, evidence-based outcome reached as efficiently as possible.

Featured Case Studies

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Featured FAQs

  • Can a dilapidations claim be negotiated?

    Yes. Opening claims are commonly overstated, and with expert representation on either side, a fair figure is reached through negotiation. The great majority of claims settle without formal proceedings.

  • What is a schedule of condition, and how does it help?

    A schedule of condition is a photographic record of a property’s state at the start of a lease. For a tenant, it can significantly limit dilapidations liability by capping the standard of repair required to the condition recorded. We prepare these for tenants taking new leases.

    Check out our schedule of condition service page to see how we can help protect your interests – Schedule of Condition Southampton

  • What is the Section 18 cap?

    Section 18 of the Landlord and Tenant Act 1927 can limit a landlord’s recovery to the amount by which the disrepair has reduced the value of their interest in the property, which can be less than the cost of the works. It is a key consideration in most claims.

  • Do you act for both landlords and tenants?

    We act for both, but never on the same claim, as that would be a conflict of interest under RICS rules. When we act for you, our focus is entirely on your interest.

Tenant dilapidations surveyor surveying an industrial property in Andover.

Speak to a Southampton dilapidations surveyor

Whether you are a tenant facing a claim or a landlord seeking to recover one, it is good to talk. You will deal directly with a chartered building surveyor who will tell you honestly where you stand and protect your position. Call us, email us, or book a consultation.

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