Commercial Surveyor Services

Bradley-Mason LLP is a Chartered Building Surveying practice who offer the full range of Surveying, Building Consultancy and Project Management Services throughout the UK.

Our senior level team provide expert advice, with a focus on a quick turnaround service to maximise value and to fully understand our client’s businesses and property requirements. Ranging from investment funds and private Landlord’s to High Street retailers and commercial Tenant’s, we offer advice on the whole life cycle of their property interest from acquisition to disposal. Our aim is to predict your needs and ensure your expectations are exceeded. We question your requirements to ensure that our services are tailored to your current and future needs.

Dilapidations: A Tenant’s Guide to Avoiding Costly Mistakes

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Dilapidations claims are often viewed as an inevitable part of commercial property management, but for tenants, they’re one of the most significant financial risks at the end of a lease.

The true cost of getting dilapidations wrong can be costly, damage business relationships, delay relocation plans, and tie up working capital when you need it most for new ventures. Tenants need to be aware of these common mistakes to ensure they’re not faced with expensive fines and complications at the end of their lease.

Believing You’ve Been the Perfect Tenant

The most dangerous assumption any tenant can make is that being a “good tenant” automatically protects them from dilapidations claims. Many business owners take pride in their premises, investing heavily in maintaining high standards and creating impressive working environments.

However, lease obligations rarely align with common-sense notions of good property stewardship. A tenant might spend thousands on premium flooring, state-of-the-art lighting, or custom-built storage solutions, only to discover that their lease requires them to strip everything back to bare concrete and reinstate original fixtures.

The problem is compounded by the fact that landlords’ agents often encourage tenant improvements during the lease term, praising the enhanced appearance and functionality. Lease compliance and good tenancy are two entirely different concepts – a crucial understanding for avoiding this expensive trap.

Ignoring Lease Obligations Until It’s Too Late

Perhaps the most common mistake tenants make is adopting a “cross that bridge when we come to it” mentality regarding lease end obligations. This procrastination often stems from the complexity of commercial leases and a natural tendency to focus on immediate concerns rather than future liabilities. Many business owners assume they’ll have plenty of time to address dilapidations issues when they eventually decide to move, not realising that proper compliance can take months or even years to achieve.

A typical full repairing and insuring lease might require tenants to maintain everything from roof membranes and heating systems to car park surfaces and boundary walls. These obligations don’t disappear simply because they’re ignored, and the cost of addressing years of deferred maintenance at lease end can be astronomical.

Comparing to Previous Tenants

One of the most dangerous traps tenants fall into is comparing their situation to previous occupiers or other tenants in similar properties. This approach to obligations ignores the fundamental fact that every lease is unique, with specific terms negotiated under particular market conditions at different times.

The myth of “standard” dilapidations settlements is particularly dangerous for tenants seeking to benchmark their negotiations. Settlement amounts depend on numerous factors including property values, alternative use potential, re-letting prospects, and the specific breaches involved. Being aware that each dilapidations scenario is unique prevents costly miscalculations based on irrelevant precedents.

 

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Trying to Save Money

The temptation to save money on professional advice during dilapidations negotiations often proves to be a false economy that costs tenants dearly in the long run. Many business owners, accustomed to managing property maintenance internally, assume they can handle dilapidations claims using the same approach. This mentality overlooks the specialised legal, technical, and commercial knowledge that’s needed to navigate complex dilapidations disputes effectively.

Skipping condition surveys, for example, to save on upfront costs frequently backfires when tenants discover they can’t credibly challenge landlords’ technical allegations without expert evidence. While specialist advice costs more upfront, the potential savings usually justify the investment many times over.

Having Unrealistic Expectations

The lure of quick fixes extends to consultants who promise unrealistic outcomes or guaranteed results in negotiations. No legitimate advisor can guarantee specific settlement percentages or promise to eliminate valid claims entirely. These unrealistic promises often lead tenants to adopt overly aggressive negotiation strategies that damage relationships and increase costs.

Successful dilapidations management requires the knowledge that there are no magic fixes, only careful preparation, realistic assessment, and skilled negotiation based on proper understanding of the specific lease obligations involved.

 

Many tenants operate for years without fully understanding their lease commitments, only discovering crucial obligations when they’re faced with end-of-lease claims. As a result, the most effective way to reduce dilapidations risk is to act before you sign by doing your due diligence.

Always review the lease in detail with a solicitor and surveyor, as full repairing and insuring obligations often include more than just everyday maintenance, and insist on a Schedule of Condition so you’re not liable for returning the property in a better state than you received it. This is also the stage to negotiate fairer terms where possible, such as excluding structural elements or capping repair costs.

Lastly, think about your exit strategy early on—what reinstatement works might be required, and how much notice you’ll need to give—and invest in professional advice at the outset. The small cost of due diligence upfront can save you from hefty claims at lease end.

 

At Bradley-Mason, our team has a wealth of experience in all aspects of dilapidations. Contact us today to request a quote or for more information.

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7 Deadly Sins of Dilapidations: Protecting Your Property and Your Profits

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For commercial landlords, property maintenance and lease compliance can feel like walking through a minefield. Among some of the most treacherous challenges are dilapidations—issues arising from a tenant’s failure to maintain or repair a property as required under the terms of a lease. If overlooked, these problems can lead to significant financial losses and legal entanglements. To protect your property and profits, it is essential to avoid the following dilapidations issues that too often catch landlords off guard.

1. Neglecting Lease Clarity

Many disputes over dilapidations stem from vague or poorly drafted lease agreements. A lease that lacks clarity around the tenant’s repair obligations, reinstatement requirements, and the standard of maintenance expected from a tenant will inevitably lead to complications down the line. Ensuring that your lease agreements are robust, legally sound, and tailored to each property is the first line of defence. If you’re unsure, it’s wise to seek professional legal advice and avoid relying on templated agreements that might not reflect the specifics of your asset.

2. Failing to Monitor Tenant Compliance

One of the most common pitfalls is waiting until the lease expires before assessing the condition of the property. By that point, extensive disrepair may have accumulated, reducing the value of the asset and increasing the cost of reinstatement. As a landlord, take the time to schedule in regular inspections and document the condition of the property throughout the tenancy. This proactive approach helps to identify and address maintenance issues early, and provides a clear audit trail if you need to take legal action.

3. Underestimating the Importance of a Schedule of Condition

Whilst a detailed and professionally prepared Schedule of Condition at the outset of a lease can often be considered invaluable to a tenant, a properly prepared and detailed photographic and written record can actually protect both parties, by setting out a benchmark for determining what “good repair” looks like at lease end.

4. Ignoring Legal Advice in Pursuit of Speed

In an effort to move quickly, landlords sometimes overlook legal nuances when preparing terminal schedules of dilapidations. A poorly presented or overly aggressive schedule can backfire significantly and could lead to disputes or even counterclaims. Enlist the help of legal and surveying professionals who are experienced in dilapidations to ensure your claims are realistic, defensible, and compliant with the Dilapidations Protocol.

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5. Misjudging the Financial Implications

Failing to understand the financial implications of disrepair can undermine your investment returns considerably. If the cost of works exceeds the recoverable amount from the tenant, or if re-letting is delayed due to necessary repairs and results in vacant periods, profitability can take a serious hit. Make sure you have a clear asset management strategy in place that incorporates repair schedules and budgeting for refurbishment to minimise your losses.

6. Disregarding Tenant Reinstatement Obligations

Tenants often make alterations to suit their operational needs, and while commercial landlords expect this to an extent, leases usually require reinstatement to original condition at the end of the lease term. Landlords who overlook these obligations could find themselves inheriting unsuitable layouts or costly alterations, depending on what their previous tenants have done. Be vigilant in tracking tenant works and ensure that all reinstatement provisions are clearly outlined and enforced before the lease comes to an end.

7. Delaying Action at Lease Expiry

Finally, hesitation at the end of the lease can be costly. The longer you delay in preparing and serving a terminal schedule of dilapidations, the harder it becomes to enforce claims and recover costs. Remember that legal time limits apply, and deterioration continues with time, so acting promptly will strengthen your legal position and speed up the process of bringing the asset back up to market condition.

In the high-stakes world of commercial property investment, inattention, neglect and delays can be costly. In order to avoid these common problems where dilapidations are concerned, landlords should seek professional advice to safeguard their property assets and reduce legal risk.

 

At Bradley-Mason, we have extensive experience in all aspects of commercial dilapidations, and we offer tailored services to help you manage your business assets. Contact us today to request a quote or for more information.

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Project Monitoring Services

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In the fast-paced world of construction and property development, even the smallest oversight can lead to costly delays, compliance issues, or structural flaws. That’s where project monitoring steps in – a crucial service that protects your investment, interests, manages risks, and ensures your building project stays on track from start to finish.

At Bradley-Mason, we provide project monitoring services tailored for investors, funders, developers and tenants. Whether you’re planning a commercial project, or mixed-use scheme, our experienced building surveyors provide the independent oversight needed to keep the project aligned with expectations and within budget.

What is project monitoring?

Project monitoring is the independent oversight of a construction project on behalf of a third party. For example, a tenant of a commercial building where the landlord is undertaking repair works to the building. It involves reviewing progress, assessing compliance with design specifications, identifying risks, and reporting on financial and contractual matters throughout the life of the project.

What can we provide?

Independent Expertise:

We work on your behalf – our team of qualified building surveyors brings impartial, expert advice to help you make informed decisions throughout the project.

Early Risk Identification:

We highlight potential issues before they escalate, from planning oversights to construction quality, helping you stay ahead of problems and avoid expensive surprises.

Financial Oversight:

We review budget forecasts, valuations, and cost reports to ensure your financial exposure is minimised and your investment is protected.

Progress Reporting:

With regular site inspections and detailed reporting, you’ll always know where the project stands in terms of time, cost and quality.

End-to-End Support:

From pre-contract reviews to final handover, we stay with you throughout the entire process, giving you peace of mind and confidence in the project’s success.
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Winners of the Best Consultancy Award!

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We are delighted to announce the Bradley Mason LLP team won the award for ‘Best Consultancy Practice’ at the ‘Yorkshires’ Commercial Real Estate Awards at Rudding Park on the 1st May.

Well done to the whole team on achieving this recognition. Julian Mason, Keely Mason, Michael Locke, Iain Feasey, Jade Harper and Matt MacWhirter attended on the night. A few photos below….

The awards event was held in aid of Yorkshire Children’s Charity who raised an amazing £307,929 on the night!

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Celebrating Excellence in Consultancy Practice

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We are proud to be recognised in the Best Consultancy Practice category—an award that celebrates firms consistently delivering outstanding service across engineering, design, cost management, planning, and more.

Between 1st March 2024 and 28th February 2025, our team has focused on driving value, solving complex challenges, and making a meaningful impact for both clients and communities. With deep market insight and a commitment to sustainable, results-driven solutions, we continue to set the standard for consultancy excellence.

Thank you to our dedicated team.

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Protected Species Encountered During UK Construction Projects

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When embarking on a construction project in the UK, it is important to consider the impact your project may have on the local wildlife and ecosystem as a whole. The UK is home to many unique indigenous species and UK wildlife laws have been implemented to ensure that these species are suitably protected. Breaching these regulations can result in significant project delays, fines, and even legal action. This blog will explore some of the most commonly encountered protected species on UK construction sites, summarise the key wildlife protection laws, explore the penalties for non-compliance and guide you on the necessary precautions that you should take to avoid harming protected species during your construction projects.

Protected Species

  1. Bats

Bats are perhaps one of the most well-known protected species. All UK bat species and their roosts are fully protected by law under the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2017. It is illegal to disturb, harm, or destroy them or their roosts. Bats can often be found in older buildings, roofs, and trees that may be part of the construction zone. However, bats may also be found in newer build properties if they are constructed in a desirable environment. A bat survey is required to ensure their safety before proceeding with any work.

 

  1. Great Crested Newts

Great crested newts are another protected species under the same laws that govern bats. These amphibians are often found in ponds, wetlands, and other damp habitats, which could overlap with construction areas. If found on site, development work may need to be halted until proper mitigation strategies, such as creating alternative habitats, are in place. Failing to comply can lead to prosecution.

 

  1. Badgers

Badgers and their setts (burrows) are protected under the Protection of Badgers Act 1992. Badgers are nocturnal creatures and usually shy away from human activity, but construction projects near their setts can cause them distress or even lead to the destruction of their habitats. Any development within 30 metres of a sett will require a specific license to ensure their safety.

 

  1. Dormice

Hazel dormice (Muscardinus avellanarius) are rare and highly protected mammals in the UK. They prefer dense vegetation and are often found in woodlands and hedgerows, which can be impacted by construction work. If dormice are suspected or confirmed on-site, mitigation measures are crucial, including habitat management and translocation to new areas to prevent harm to the population.

The edible dormouse (Glis glis), predominantly found in southern England, is another species of dormouse that can cause significant issues during construction projects. Known for damaging timber, electrical wiring, and crops, these nocturnal rodents can be a serious nuisance in rural areas. Due to their protected status, a specific licence is required to trap and manage them, helping to prevent damage while complying with wildlife protection laws.

 

  1. Birds

All wild birds, their nests, and eggs are protected by law, particularly during the nesting season, under the Wildlife and Countryside Act. It is an offence to intentionally take, damage, or destroy their nests while in use. For construction sites near woodland, hedgerows, or buildings where birds may be nesting, it is essential to carry out bird surveys to ensure no active nests are disturbed.

 

  1. Reptiles

Species such as grass snakes, common lizards, and slow worms are protected from intentional killing or injury under UK law. They are often found in overgrown or neglected land, which can coincide with development sites. If present, a reptile survey and mitigation plan are required, which may involve relocating them to a safe environment.

Key Wildlife Protection Laws

Several laws in the UK govern the protection of species and their habitats. Developers must be aware of these regulations when undertaking construction projects:

  • Wildlife and Countryside Act 1981: This is one of the most important pieces of legislation for protecting wildlife in the UK. It makes it an offence to harm, kill, or disturb protected species, including bats, birds, reptiles, and certain mammals. It also protects their habitats, such as nests and roosts.
  • Conservation of Habitats and Species Regulations 2017 (EU Habitats Directive): This law implements the EU Habitats Directive in the UK, providing additional protection to species and habitats. European Protected Species (EPS), such as great crested newts and bats, are protected under these regulations, which make it illegal to kill, disturb, or damage their habitats without a licence.
  • Protection of Badgers Act 1992: This law specifically protects badgers and their setts from intentional harm, killing, or disturbance. Any development near a badger sett requires special consideration and may require a licence from Natural England.
  • Natural Environment and Rural Communities (NERC) Act 2006: This act places a duty on public authorities to conserve biodiversity, ensuring that all public bodies, including local authorities and developers, consider wildlife protection during planning and development processes.
  • The Planning and Compulsory Purchase Act 2004: Under this law, local authorities must consider the impact of development on biodiversity, including protected species, as part of the planning process.

Penalties for Non-Compliance

The UK’s stringent laws to protect wildlife, and non-compliance can lead to serious consequences. These penalties are designed to ensure that developers and construction companies take their responsibilities seriously. Here is what you could face if you fail to adhere to the regulations:

  • Fines: Breaching wildlife laws can result in fines of up to £5,000 per offence for individuals and unlimited fines for organisations, depending on the severity of the violation.
  • Imprisonment: In the most severe cases, individuals responsible for harming protected species or their habitats can face up to six months in prison.
  • Project Delays: Construction projects may be halted or delayed if protected species are discovered on-site without proper surveys or mitigation measures in place. This could lead to significant financial losses.
  • Legal Action: Developers who fail to comply with wildlife protection laws can face legal action from authorities such as Natural England, which can result in both civil and criminal proceedings.
  • Reputation: Non-compliance also damages reputations, and developers may find it harder to secure future contracts or planning permissions if they are found guilty of wildlife offences.

How to Manage Protected Species on Site

To avoid costly delays, fines, and legal consequences, developers should take early action by conducting ecological surveys and assessments as part of the design risk assessments and planning process. Here are some key steps:

  1. Ecological Surveys – Conduct detailed assessments to identify the presence of any protected species on site.
  2. Licensed Mitigation – Obtain the necessary licenses from Natural England or other authorities if protected species are found.
  3. Timing of Work – Plan construction activities to avoid sensitive times, such as bird nesting season or hibernation periods for certain animals.
  4. Habitat Creation – In some cases, habitat compensation or translocation may be necessary to support wildlife populations.

Conclusion

Understanding and respecting the laws surrounding protected species is essential for any UK construction project. By taking proactive measures, complying with regulations, and learning from case law, developers can avoid project delays, protect wildlife, and prevent costly penalties. Ensuring your project remains compliant not only protects your bottom line and programme but also supports the UK’s vital and unique ecosystems.

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