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How to Beat Your Pubco’s Schedule of Dilapidations: A Landlord’s Guide
Based on observed patterns in the UK pub industry, most landlords feel overwhelmed when receiving a dilapidations claim, often viewing it as a non-negotiable debt rather than an opening gambit. This tool reframes that dynamic.
1. Gather Your “Defense Bundle”
Before starting, ensure you have the three pillars of your rebuttal ready:
- The Lease Agreement: Specifically the “Repairing Covenants” (usually Clause 3 or 4).
- The Schedule of Dilapidations: The document served by the Pubco’s surveyor.
- Site Photo Evidence: High-resolution photos of every item the Pubco claims is in disrepair.
2. Upload and Analyze (The Triangulation of Truth)
[Unverified] Our AI engine uses Gemini 1.5 Pro to perform a “Triangulation of Truth.” Simply upload your documents to the dashboard. The system will:
- Cross-Reference: Ensure the Pubco isn’t asking for repairs that aren’t actually in your lease.
- Identify Betterment: [Inference] It is common for Pubcos to attempt to upgrade their property at your expense. We flag every instance where “Repair” has been replaced by “Improvement.”
- Apply Section 18(1): We automatically calculate if the repair cost exceeds the Diminution in Value of the property—the legal “ceiling” for what you actually owe.
3. Generate Your “Scott Schedule”
A “Scott Schedule” is the industry-standard document used by surveyors to negotiate.
- Our tool generates a professional Schedule of Response that cites specific case law.
- By using the RICS-standard format, you signal to the Pubco that you are an Expert Operator who won’t be bullied by inflated contractor quotes.
4. Deploy Your Negotiation Leverage
Once your report is generated, use our Click-to-Copy feature to send a formal response to your Business Development Manager (BDM).
- Reframing the Cost: Don’t talk about “paying the bill.” Talk about “Capital Preservation.”
- The Goal: Every £1,000 you strike off the dilapidations list is £1,000 in profit that stays in your business.
Why This Tool is a “Purple Cow” for Landlords
In the words of Seth Godin, being “very good” isn’t enough; you have to be worth talking about. This SaaS is the first tool designed specifically to give the “Smallest Viable Audience” (independent pub landlords) the same legal firepower as a multi-billion pound Pubco.
From Legal Defense to Operational Growth
Once you have successfully defended your capital, it’s time to put that money to work. Saving money on repairs only matters if you turn that cash flow into covers.
FAQ’s
“Can a landlord demand betterment in a dilapidations claim?”
- Your Answer: No. Under UK law, a tenant is only required to return the property to the condition specified in the repairing covenant. Upgrades are the landlord’s cost.
“How do I use Section 18(1) to reduce dilapidations costs?”
- Your Answer: Section 18(1) limits damages to the “diminution in value.” If the repair doesn’t actually increase the property’s market value, the claim can be capped.
“What is the difference between repair and renewal in a pub lease?”
- Your Answer: Repairing involves fixing a part; renewal involves replacing the whole. Most leases only require repair.
“Do I have to pay for dilapidations if the landlord is redeveloping the pub?”
- Your Answer: If the building is being demolished or significantly altered, the “value” of the repairs to the landlord is zero. Section 18(1) usually eliminates the claim.
“How long does a landlord have to serve a schedule of dilapidations?”
- Your Answer: Usually within 56 days of the lease ending, but the “Remarkable” move is to prepare your defense before it arrives.