Dilapidations flowcharts Dilapidations and resolutions

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1 Dilapidations flowcharts Dilapidations and resolutions

2 DILAPIDATIONS TFT DILAPIDATIONS FLOWCHARTS The flowcharts reproduced on the following pages are a courtesy of Tuffin Ferraby Taylor LLP (TFT) who owns the copyright on these materials. The flowcharts are provided for general guidance only and are t a statement of the law. They attempt to identify the manner in which the law, as understood, and dilapidations procedure, as understood, are generally amalgamated in practice. They relate to the law and practice in England and Wales only and liability is accepted. YOUR TFT CONTACT JON ROWLING Technical Partner jrowling@tftconsultants.com NEIL GILBERT Partner ngilbert@tftconsultants.com

3 DILAPIDATIONS FLOWCHART NO.1: OVERVIEW For ore etail ee TFT ilapi ation Flo hart o ein tate ent 1.10 lan lor oli itor er e ti e at appropriate ti e n repair ite i entify brea he 1.01 on i er on i t of intere t 1.02 on i er e tent of other te hni al on ultant re uire ti e in or er if appli able i entify re e ial or an o t receive instructions he lea e en ate t a brea option re ie a ailable o u ent re o al rein tate ent ti e re uire a e a e arrange ent an in pe t pre i e repair ite i entify brea he re e ial or an o t repair or uper ee e by lan lor or lan lor ha right of a tion again t the tenant ealing ith a brea option 1.06 on i er the brea on ition a the prin ipal i ue an any po t brea ilapi ation liability a a ontingent i ue affe te or o itte fro on the lea e en ate oe i the lan lor inten to a e tru tural alteration or pull o n the pre i e For ore etail ee TFT ilapi ation Flo hart o epair 1.25 profe ional fee in lu e in 1.17 or in lu e in or in lu e in affe te or o itte fro 1.27 n repair ite preparation 1.26 on i er the e tent of ar et relate a i e re uire 1.30 repair ite i the or rea onable t i proportionate o t in lu e in uantifie e an i unution in alue li ely to be rele ant the ea ure 1.35 lan lor houl on i er i inution in alue albeit a for al aluation generally t re uire at thi tage 1.36 lo in lu e in uantifie e an lan lor plan to o plete or fun the repair or te i inution in alue ay till be rele ant o t in lu e in uatifie e an ti e relate lo e on i ere uantifie e an preparation 1.38 uantifie e an an he ule of ilapi ation ent to tenant 1.39 eeting preferably on ite For ore etail ee TFT ilapi ation Flo hart o i pute e olution 1.40 tenant prepare re pon e to uantifie e an an the partie negotiate an a e offer to ettle the partie on i er an atte pt to agree a uitable for of 1.43 i inution aluation ay be re uire the i pute ettle ia negotiation an or litigation England and Wales only. For general guidance only. No liability accepted.

4 DILAPIDATIONS FLOWCHART NO.2: CLASSIFICATION OF ITEMS 2.02 ite i li ely to be an integral ite 2.03 e a ple ay in lu e roof e ternal all in o et 2.07 e a ple ay in lu e e hair bin et 2.06 pre u ption i that the ite i a hattel 2.08 bur en of proof i on the party i hing to ary pre u ption for the better en oy ent of the ite in ub tantially 2.18 ite ore li ely to be a hattel 2.19 e a ple ay in lu e arpet e ountable partition et 2.01 i the ite fun a ental to the integrity of the buil ing 2.04 ite i li ely to be a fi ture or a hattel 2.05 i the ite fi e 2.11 in parti ular on i er both of the e t o te t te t of the purpo e of anne ation te t hy i the ite fi e 2.15 te t of the egree of anne ation te t ho fi e i the ite 2.22 i the fi ture a lan lor fi ture or a tenant fi ture 2.23 a the fi ture in talle by or on behalf of the tenant pre u ption i the ite i a fi ture 2.10 bur en of proof i on the party i hing to ary pre u ption e a ple ay in lu e u pen e eilling partition all air on itioning et for the benefit of the pre i e ub tantially 2.20 ite ore li ely to be a fi ture 2.24 i the fi ture a repla e ent of a pre iou lan lor fi ture 2.25 i the ite a tra e fi ture 2.26 ite li ely to be a lan lor fi ture 2.27 a the fi ture in talle ith the intention of re o al by the tenant 2.28 u e the e te t to on i er thi ue tion ob e ti ely 2.29 oe the ite retain it hattel li e nature it a enity hen fi e an the fi ture be re o e ithout lo ing it a enity an the fi ture be re o e ithout au ing e e i e a age to the pre i e 2.32 ite li ely to be a lan lor fi ture ite li ely to be a tenant fi ture but a the fi ture a tenant fi ture uring pre iou lea e bet een the partie 2.35 ite ay ha e be o e a lan lor fi ture hen the ne lea e ter tarte England and Wales only. For general guidance only. No liability accepted.

5 DILAPIDATIONS FLOWCHART NO.3: REPAIR un er tan the boun arie of the e i e pre i e i the ite in ue tion a an 3.03 integral ite lan lor fi ture typi ally ub e t to the repairing obligation typi ally ub e t to the repairing obligation ay be ub e t to the repairing obligation typi ally t ub e t to the repairing obligation the repair lau e ay rea h beyon u t the pre i e repair obligation tenant fi ture on ition obligation hattel For ore etail ee TFT ilapi ation Flo hart o Cla ifi ation of ite 3.15 brea h 3.14 a age or eterioration fro a for er tate brea h 3.17 oe the ite fall belo the tan ar of repair probable bypa for on ition obligation 3.19 i the obligation ub e t to a he ule of on ition 3.20 i the ite referre to in the he ule of on ition 3.21 he ule of on ition t li ely to be rele ant to ite 3.22 ith obligation to yiel up abo e a tan ar i entify the brea he ith obligation to pre ent the ite falling belo a tan ar 3.26 only in lu e ite t affe te by fair ear an tear i there a fair ear an tear e eption oul a pat h repair re e y the brea h 3.28 i it po ible legal to pat h repair allo for pat h repair part of the ba i or 3.31 i there an obligation to rebuil or re on tru t allo for repla e ent part of the ba i or 3.32 o the ba i or go beyon repair on i er the fa t an egree te t 3.33 po ible bypa of the fa t an egree te t 3.36 if the ba i or ha been one oul the lan lor till o plete thi gran or lan lor lai for the e ite i li ely to be uper e e arry for ar the ba i or t the gran or lan lor lai for the e ite i li ely to be uper e e 3.34 the or ay go beyon the tenant obligation on the lea e en ate oe i the Lan lor inten to a e tru tural alteration or pull o n the pre i e lan lor arrying out ore e ten i e or ore e pen i e repair or gran or 3.41 in lu e the ba i or in the 3.43 preparation 3.42 ho i the lo uantifie lan lor plan to o plete the ba i or or gran or 3.44 by referen e to an alternati e ea ure e g i inution in alue albeit a for al aluation generally t re uire at thi tage 3.45 lo in lu e in uantifie e an by referen e to the o t of or e g by a ne tenant ho i fun e by the lan lor o t of ba i or in lu e in the uantifie e an te i inution in alue ay till be rele ant uantifie e an preparation England and Wales only. For general guidance only. No liability accepted.

6 DILAPIDATIONS FLOWCHART NO.4: REINSTATEMENT 4.11 ti e u t be u t ha e been er e orre tly u ually by the lan lor oli itor 4.13 lan lor ha lo t it right of a tion for the rele ant brea h e un er the li en e 4.07 tho e or for hi h there i an obligation to rein tate 4.10 oe the li en e for alteration re uire the lan lor to er e a ti e o the o plete or at h the or ho n in the li en e for alteration 4.06 lan lor ha a right of a tion un er the li en e 4.14 in lu e the rein tate ent or in the i there an obligation to rein tate the li en e or in part 4.01 eter ine the onfiguration of the pre i e at the o en e ent of the ter eter ine hat hange ha e o ure are the hange ub e t to a li en e for alteration n li en e or refer to the lea e or li ely to ha e been rentali e to be yiel e up 4.08 tho e or for hi h there i obligation to rein tate ti e u t be u t ha e been er e orre tly u ually by the lan lor oli itor lan lor ha lo t it right of a tion for rele ant brea h e un er the alteration lau e i there a brea h of the alteration lau e oe the li itation a t affe t the right of a tion 4.18 oe the alteration lau e re uire the lan lor to er e a ti e 4.21 re ie the tenant obligation un er the yiel up lau e oe the yiel up lau e re uire the lan lor to er e a ti e lan lor ha a right of a tion un er the alteration lau e 4.16 brea h of the alteration lau e 4.18 lan lor ha lo t it right of a tion for a brea h of the alteration lau e 4.25 ti e u t be u t ha e been er e orre tly u ually by the lan lor oli itor 4.26 lan lor ha lo t it right of a tion for the rele ant brea h un er the yiel up lau e 4.27 on i er other brea he for hi h ti e a t re uire 4.28 yiel up lau e often i entify obligation relating to alteration i pro e ent additions tenant fi ture 4.35 re o al of an ite 4.36 natural re e ial or oul be repla e ent of the ite part of rein tate ent or 4.33 an ay pe ify ifferent re e ial a tion for ea h 4.34 an or alternati ely if the brea h in ol e the 4.37 repla e ent of an ite 4.38 a the repla e ent ite a uitable repla e ent 4.39 addition of an ite 4.40 natural re e ial or oul be re o al of the ite part of rein tate ent or 4.41 li ely that rein tate ent or are re uire te to be yiel e up 4.43 eter ine the e tent of the rein tate ent or 4.44 in lu e the rein tate ent or in the 4.42 natural re e ial or oul be repla e ent of the ite part of rein tate ent or 4.46 o t of rein tate ent or in lu e in uantifie e an preparation 4.45 i the rein tate ent or rea onable t i proportionate 4.47 i inution in alue li ely to be rele ant the ea ure 4.48 lan lor houl on i er i inution in alue albeit a for al aluation generally t re uire at thi tage 4.49 lo in lu e in the uantifie e an uantifie e an preparation England and Wales only. For general guidance only. No liability accepted.

7 DILAPIDATIONS FLOWCHART NO.5: DISPUTE RESOLUTION 5.03 either party an trigger the appli able pro e unable to agree on a for of option of ontinue to negotiate 5.01 on i er offer to ettle throughout the pro e 5.02 i there a rele ant i pute re olution lau e in the lea e 5.04 the partie houl eet on a ithout pre u i e ba i 5.05 if both partie illing atte pt to negotiate a ettle ent 5.07 un u e ful hat o bination of feature be t uit the partie u e ful on i er an atte pt to agree a uitable for unable to agree on a for of option of 5.13 re ort to litigation e ibility e ibility e ibility e ibility e ibility e ibility e ibility on iliator neutral e aluator finality finality finality finality ub e t to appeal neutral e aluator neutral e aluator arbitrator pee pee pee pee pee relati ely lo o t relati ely lo o t relati ely lo o t relati ely lo o t relati ely lo o t relati ely lo o t t e ential t e ential t e ential t e ential t e ential t e ential ontrol retaine ontrol retaine ontrol retaine ontrol retaine e igne for ilapiation i pute negotiation e iation on iliation neutral e aluation C ilapi ation i pute e olution he e e pert eter ination arbitration litigation the i pute re olution pro e ha been u e ful ettle ent of the ub tanti e i ue 5.32 if t tate ithin the agree ent liability for o t an intere t to be eter ine 5.33 pre iou offer to ettle partie beha iour et potentially rele ant o t an intere t eter ine either by negotiation or a appli able nglan an ale only For general gui an e only o liability a epte

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