Common Dilapidations Survey Issues and How to Fix Them

A dilapidations survey is an essential part of managing a property, particularly when a lease is nearing its end. For both tenants and landlords, understanding the common issues identified during a dilapidation survey can help prevent costly repairs and disputes. This article outlines the most frequent problems found in dilapidation surveys and offers practical solutions to address them, ensuring a smooth transition when vacating or handing over a property.

What is a Dilapidations Survey?

A dilapidation survey is an inspection of a property, typically conducted at the end of a lease, to assess whether the tenant has adhered to the terms of the lease agreement regarding property maintenance and repairs. The survey evaluates the condition of the property, highlights any damage or neglect, and determines what repairs or maintenance need to be completed.

Understanding the typical issues that arise in such surveys can save tenants and landlords from unnecessary costs and disputes. Here are some of the most common findings during a dilapidations survey and how to tackle them.

Common Dilapidations Survey Issues

1. Damaged or Worn Flooring

One of the most common issues found in a dilapidations survey is damaged flooring. Over time, carpets, tiles, and hardwood floors can become worn or stained, particularly in high-traffic areas. For tenants, flooring damage is often one of the first things that comes under scrutiny during an inspection.

How to Fix It:

• For Carpet: If the damage is localised (e.g. stains or small tears), it may be possible to repair or replace sections of the carpet rather than replacing the entire floor. Deep cleaning can also help restore carpets in good condition.
• For Hardwood or Tiles: Replace any broken or loose tiles or floorboards. For hardwood, consider refinishing the surface or replacing damaged sections to match the existing floor.

According to RICS (Royal Institution of Chartered Surveyors), flooring damage accounts for 25% of dilapidation-related claims, making it one of the most common issues in commercial leases.

2. Cracks in Walls and Ceilings

Cracks in the walls or ceilings are another frequent issue that comes up in dilapidated surveys. These may be caused by natural wear and tear or can result from structural issues such as settling foundations or water damage. Either way, cracks can be a concern for both landlords and tenants.

How to Fix It:

• Minor Cracks: Fill small cracks with filler and repaint the affected area to restore its appearance.
• Larger Cracks or Structural Issues: For significant cracks or structural damage, it’s important to consult a professional surveyor or structural engineer. If the cracks are due to structural problems, the repairs could be more costly and may need to be addressed before the property is handed back.

Survey Statistics from RICS show that structural damage and cracks in walls or ceilings represent 15% of all dilapidation claims, which highlights the importance of addressing such issues before the survey.

3. Plumbing Issues

Faulty plumbing is another issue often flagged during a dilapidation survey. Leaking taps, blocked drains, and damaged pipes can result in significant water damage to the property if left unresolved. It is also a safety concern, especially if plumbing issues lead to flooding or water damage.

How to Fix It:

• Leaking Faucets and Pipes: Ensure all faucets are working properly and replace any worn washers or seals. Check for any leaks and tighten or replace damaged fittings.
• Blocked Drains: If there are blockages in the pipes, hire a plumber to clear the drains and inspect the system for potential issues.
• Water Damage: If water damage has occurred due to plumbing issues, address any leaks and replace damaged materials like drywall, flooring, or insulation.

According to statistical data from property management firms, 20% of dilapidation issues involve plumbing problems, making this a common and preventable issue.

4. Electrical System Deficiencies

The electrical system is another area that commonly fails inspection during a dilapidation survey. This could involve faulty wiring, broken light fixtures, or outdated electrical systems that do not meet current safety standards. These issues pose safety risks and can lead to expensive repairs if not addressed.

How to Fix It:

• Faulty Wiring or Fixtures: Hire a qualified electrician to inspect the wiring and replace any damaged fixtures. If the electrical system is outdated, upgrading it to meet modern standards may be necessary.
• Circuit Board Issues: Ensure that circuit boards and fuse boxes are functioning correctly and comply with safety regulations. If in doubt, it’s best to seek professional advice from an electrician.

A dilapidation survey often identifies electrical issues, accounting for 18% of claims, with the most common problems being outdated or unsafe installations.

5. Neglect of Exterior Areas

The exterior of a property, including the roof, gutters, windows, and doors, is often neglected during a tenancy. Issues such as leaking roofs, broken windows, or clogged gutters can lead to long-term damage if not dealt with promptly.

How to Fix It:

• Roof Repairs: Inspect the roof for missing tiles or leaks. If necessary, repair or replace the damaged sections.
• Gutter Cleaning: Ensure that gutters are cleaned regularly to prevent water build-up. Blocked gutters can cause water damage to the exterior and interior of the property.
• Window and Door Repairs: Check for broken windows, damaged frames, or faulty locks. Replace or repair as needed to ensure the property is secure and functional.

The exterior of a property is one of the largest areas of concern in dilapidation surveys, representing 22% of common issues found, with roof and guttering repairs being particularly prevalent.

Conclusion: Preparing for a Dilapidations Survey

A dilapidations survey plays a crucial role in ensuring that both tenants and landlords uphold their responsibilities when it comes to property maintenance. By addressing common issues such as damaged flooring, cracks in walls, plumbing and electrical system deficiencies, and exterior maintenance, you can avoid costly repairs and disputes at the end of the lease.

Preparing for a dilapidation survey requires a proactive approach. Ensure that minor repairs are carried out in advance, and if more significant issues arise, consult professionals to ensure compliance with the lease agreement. Taking the time to address these issues will save you from future headaches and ensure that the property is returned in a satisfactory condition, protecting both your financial investment and reputation.