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City of London office towers above the Thames, with a stone-fronted building on the riverbank

Dilapidations Surveyor for Landlords and Managing Agents

Schedules prepared and priced, claims served and settled, floors back to let.

Since 2016

10+ years building and handing back
London commercial space

Schedules, claims and reinstatement

  • 1 teamschedule, claim, works and re-let under one contract
  • 1,550 sq mof offices built at Portsoken House with the other floors leased and at work
  • 60%of the labour on site is our own team
  • £10Mpublic and employers' liability cover on every job

A schedule that recovers what the lease allows

Craftex gives landlords and managing agents one team for the whole dilapidations claim: our in-house RICS-qualified quantity surveyor inspects the premises, prepares the schedule of dilapidations and prices every line from builders' rates. We serve the claim under the Dilapidations Protocol, negotiate it to a settlement and then carry out the reinstatement works, so the floor is back in lettable condition, in London and the South East.

A weak schedule costs a landlord twice: items are struck out in negotiation, and the floor sits empty while the argument runs. We build the schedule to be served, price it as the builder who would do the works and plan the reinstatement for the re-let.

Every breach is tied to its lease clause, any licence for alterations and the schedule of condition, then listed by category: repair, reinstatement and redecoration, as the Protocol asks. Reinstatement notices you have served are identified, and items your own plans will supersede are left out, so the claim holds when the tenant's surveyor tests it.

Our role is the cost of the works and the negotiation. If the section 18 cap is in play, a valuer prepares the diminution valuation, and our priced schedule gives it a real cost to work from.

Empty office floor with a suspended ceiling, panel lights and a pale tiled floor, ready for inspection

Trusted by leading businesses

  • Trainline
  • Auto Trader
  • YouTube
  • Medusa
  • Fuse
  • Drakes
  • PTOS
  • Close Connections
  • Marnie
  • Vortex Post
  • Minds Ahead
  • Missy
  • Fora
  • Gama Healthcare
  • Equinix
  • Hubble
  • B-Engineering

What our dilapidations surveyor does for landlords

Six jobs, one aim: you recover what the lease allows and get the floor back to let.

Occupied open-plan office floor with long desks, task chairs and a dark green feature wall

Interim schedules in the term

Served while the tenant is in occupation, so repairs are carried out before expiry, not argued over after it.

Vacated office floor with carpet, columns and windows along the far wall

Terminal schedules at expiry or break

Prepared from an end-of-lease inspection of every floor, read with the lease and its licences.

Office corridor with an open-grid ceiling and recessed panel lights

Every line priced from builders' rates

Each item costed as we would build it: the detailed estimate the Protocol expects behind a claim.

Glazed office lobby with timber-clad columns and planters by the windows

Quantified demand served on time

The schedule and the demand sent within the Protocol's timescale, with any other losses set out.

Small meeting room with a white table, four chairs and a desk lamp

Negotiation with the tenant's surveyor

We meet the tenant's side, defend each item and put the agreed settlement in writing.

Refurbished office reception with a marble-effect floor, glazed partitions and a palm

Reinstatement works and the re-let

Our own crews return the floor to the landlord's specification, ready for the next tenant.

Interim and terminal schedules, ready to serve

Office floor in use, with a kitchen point, high tables and full-height windows

Interim schedules, during the lease. Where a tenant is falling behind on repairs, an interim schedule sets out the breaches while there is still time to put them right. It holds the building to the condition the lease promises, instead of leaving everything to a claim at the end.

Office floor stripped back to the shell at lease end, ceilings open and glazing on two sides

Terminal schedules, at expiry or a break. We inspect each floor against the lease, the licences and the schedule of condition, record each breach with photographs and list repair, reinstatement and redecoration separately. The schedule is endorsed with your intentions for the building, as the Protocol asks.

Read more

A schedule can go out before the lease ends, which gives the tenant time to do the works. If it does, at termination you confirm it still stands or send a further one. Our guide to the terminal schedule of dilapidations compares the two.

Pricing, serving and settling the claim

Measured floor plan of a building drawn on a large sheet

Priced as the builder would build it. Each item is costed from current builders' rates, so the figure in your quantified demand rests on a detailed estimate, not a price book. Where repair damages meet the section 18 cap, a valuer measures the fall in value and our costed schedule is the figure it is tested against.

Meeting area with leather chairs and an oak floor beside a run of windows

Served on time, then negotiated. The schedule and the quantified demand generally go out within 56 days after the lease ends, with a date for the tenant's response, usually within 56 days. We then meet the tenant's surveyor, agree as many items as possible and put the settlement in writing.

Read more

The demand sets out the sum sought, any other losses and whether VAT applies, and leaves out work your plans will supersede. Our guide to the steps and deadlines of the dilapidations protocol covers each stage.

Then the works, and the floor back to let

Freshly painted empty office floor with a polished floor and daylight from the windows

From settlement to a lettable floor. When the tenant pays rather than builds, the team that priced the claim carries out the reinstatement, so the money agreed is matched to real work. Our own crews return the floor to Cat A for the next tenant: more on our dilapidation works for landlords.

Read more

Acting for the tenant instead? See our dilapidations surveyor for tenants. We only ever act for one side of a claim.

How it works

From end-of-lease inspection to re-let in six steps

01

End-of-lease inspection

Every floor walked with the lease, its licences and any condition record in hand, and photographed.

02

Schedule prepared

Interim or terminal, each breach tied to its clause and listed by category.

03

Claim priced

Every line costed at today's builders' rates; work your plans will supersede is left out.

04

Claim served

The schedule and the quantified demand sent within the Protocol's timescale, with a response date.

05

Negotiation and settlement

Item by item with the tenant's surveyor, then the settlement agreed in writing.

06

Reinstatement and re-let

Our crews carry out the reinstatement, and the floor goes back on the market.

Cover of the free Craftex guide to fit-out and M&E works at lease end

Free guide: fit-out and MEP works at lease end

What a fit-out and M&E package between tenants involves, in the order it is built and signed off, written from the floors we reinstate and re-let. A short, free read before you serve a schedule.

One team, on the landlord's side

Six promises, written into your contract

  1. A schedule built to be served

    Every breach tied to a clause and set out in the Protocol's form, so it stands up when the tenant's side tests it.

    Prepared by our in-house RICS-qualified quantity surveyor on every instruction.

  2. Our in-house RICS-qualified QS

    Our own RICS-qualified quantity surveyor prepares and prices each schedule; nothing is passed to an outside firm.

    The person who prices your claim works alongside the crews who would carry out the works.

  3. A figure matched to real work

    We price the claim and the reinstatement on the same rates, so the settlement pays for the works it describes.

  4. Our own crews, between tenants

    Our own crews carry out around 60% of the work on site, so the floor is reinstated on the date we agree.

    Portsoken House: 1,550 sq m of offices built while the other floors stayed leased and in use.

  5. £10M cover on every job

    £10 million public liability and £10 million employers' liability, in every building we work in.

  6. Certificates for the next letting

    Every test certificate and as-built record handed over, ready for the next tenant's checks.

Example reinstatement quotation with the note: send it to us, we will beat it

Already have a quote? Send it to us. We'll beat it.

Holding another surveyor's fee proposal for the schedule, or a contractor's quote to reinstate the floor? Send it over. A director reviews it and replies the same working day, with a line-by-line answer: how we beat it, scope for scope.

Compare your options

Surveyor's schedule, or a schedule priced by the builder?

AreaSurveyor onlySurveyor and builder
The pricingestimates the tenant's side can pick aparta detailed estimate from builders' rates
The itemsbreaches listed without the clause behind themeach breach tied to its clause and category
The datesthe schedule sent late, after the tenant has goneschedule and demand sent within the Protocol's timescale
The capthe section 18 cap discovered in negotiationworks costed for the valuer from the start
The workscash agreed, then a tender for the reinstatementreinstatement by the team that priced it
The re-letthe floor empty while two firms hand overthe floor back to let on the agreed date

What sets the cost of a landlord's dilapidations survey?

Our fees are quoted per instruction and never published: each one depends on the building and the lease. Six things set it, and each one has a step we take to keep the fee in proportion.

What moves the feeWhat we do
Floor area, floors and buildingsWe inspect every area the lease covers, and no more
Interim or terminal scheduleWe quote each schedule as its own instruction
Lease, licences and schedule of conditionWe read them all before the inspection
Tenant still in, or already goneWe arrange access with the tenant or inspect the vacant floor
Size of the tenant's responseWe price the schedule tightly, so fewer items are disputed
Dispute stageWe follow the Protocol so the claim can settle without court

Our team

  • in

Landlord dilapidations: questions owners ask

What does a landlord's dilapidations surveyor do?

Inspects the premises against the lease, prepares the interim or terminal schedule, prices it, serves the claim and negotiates it to a settlement. Ours can then carry out the reinstatement.

When should a landlord serve an interim schedule?

During the lease, when repairs are falling behind and there is still time for the tenant to carry them out before expiry.

How long after the lease ends can a terminal schedule be served?

The Dilapidations Protocol asks for it within a reasonable time, generally within 56 days after the tenancy ends, with the quantified demand sent in the same timescale.

What goes into the quantified demand?

The sum sought for the breaches in the schedule, any other losses, whether VAT applies and a date for the tenant's response. A claim based on the cost of works should be backed by an invoice or a detailed estimate.

Can a landlord recover the cost of preparing the schedule?

Often, if the lease has a costs clause that covers it. We read the clause before we start and set the fee out as a separate item where the lease allows.

How does the section 18 cap affect a landlord's claim?

Repair damages are capped at the drop in the value of your interest caused by the disrepair, and repairs that your plans to pull down or rebuild would make pointless are not recoverable. A valuer prepares that figure, and our priced schedule shows what the works really cost.

What if the tenant offers to do the works themselves?

That can suit you if there is time before the lease ends. We check the tenant's works against the schedule and the lease, so the floor comes back to the standard the lease requires.

Can you do the reinstatement works after settlement?

Yes. Our own crews carry out the reinstatement and return the floor to Cat A, so it can be marketed to the next tenant.

Do you act for managing agents on a portfolio?

Yes. We can prepare and price schedules for several buildings under one instruction, with one point of contact for the managing agent.

How quickly will you get back to me?

A director or our surveyor replies on the same working day your enquiry lands.

What our clients say

See all reviews on Google
  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

Tenant leaving, or already gone?

One team, one point of contact from the inspection to the re-let. Send the lease, the tenant's dates or just the address for your free claim review. We will come back to you the same working day.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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