Services
Commercial Properties
Commercial Surveys
When dealing with commercial property—whether you’re leasing, acquiring, restoring, or managing—having a specialist survey can protect your investment, clarify liabilities, and avoid costly surprises. At Sutherland Surveyors, we offer a suite of commercial survey services with clear, actionable advice, supported by photo‑rich reports. We also offer Reinstatement Cost Assessments (RCAs) for insurance and rebuilding purposes.
Our surveys are:
Clear and easily understandable
With actionable advice
Supported by photo-rich reports
Services
Schedule of Dilapidations
A Schedule of Dilapidations is a formal document that specifies items a tenant must remedy under the terms of a lease at the end of the lease term.
What We Do
We assess whether the property meets its obligations under the lease, identify defects, reasonable repair works, and recommend practical remedial action.
Our schedules are clear, detailed, and backed with supporting evidence (including photos).
Services
Schedule of Condition
A Schedule of Condition records the state of a property at a given time. It’s often used when a tenant is taking on a new lease, or when alterations are planned.
What It Does
Establishes a baseline condition so that future deterioration (or damage) can be measured fairly.
Helps protect tenants from being held responsible for existing defects or wear and tear.
Ideal when a landlord wants to protect their asset and tenants want clarity.
Services
Commercial Building Surveys (with Action Items)
Our Commercial Building Survey service provides a detailed, all‑round inspection of a commercial property, with actionable insights:
What We Do
We inspect all accessible parts of the building (structure, roof, services, finishes, external envelope).
Identify defects, hazards, or issues with structural integrity, dampness, roofing, windows, etc.
For each issue found, we supply action items.
Include a clear picture of what maintenance or remedial work is needed now and what can be planned in the future.
Services
Specific Defect Surveys
Sometimes you may only need clarity on one particular issue—for example, roof leaks, cracking, water ingress, damp, or structural movement. Our Specific Defect Surveys focus on that single concern:
What It Does
A targeted inspection to diagnose the problem.
Use of photographic evidence and testing where appropriate.
A clear report with cause, potential impact, and recommended solutions.
Which Commercial Survey Do I Need?
Here’s a quick comparison of the main types of commercial surveys we provide.
| Feature / Service | Schedule of Condition | Schedule of Dilapidations | Commercial Building Survey | Specific Defect Survey |
|---|---|---|---|---|
| Purpose | Records the property’s condition at lease start or before works | Sets out tenant’s repair liabilities at or near lease end | Full inspection of property with actionable items | Focused inspection of a single issue |
| Best for | Tenants taking on a new lease; landlords protecting their asset | Landlords enforcing lease obligations; tenants negotiating liabilities | Purchasers or occupiers needing full due diligence | Owners/occupiers concerned about a specific problem |
| Scope | Photographic record of existing condition | Defects, disrepair and required works per lease | Structure, envelope, services, finishes, external areas | Narrow scope: e.g. roof leak, cracks, damp |
| Output | Report + photographic schedule | Formal schedule with evidence and recommended remedial action | Report with defects, priorities, and action items | Report with cause, impact, and recommended repair |
| Financial clarity | Protects tenants from being charged for pre-existing defects | Helps landlords recover costs; helps tenants negotiate | Provides repair cost implications and future maintenance planning | Identifies cost and scope of fixing one issue |
| Timing | Start of lease / before works | End of lease / during disputes | Pre-acquisition, mid-lease, or planned occupation | Whenever a single concern arises |
What to Expect During a Commercial Survey
When you commission a commercial survey with Sutherland Surveyors, here’s broadly how the process works:
Initial Assessment & Scoping
We discuss your property, lease terms if relevant, and any specific concerns.
Site Inspection
We inspect internal and external elements (structure, roof, walls, services, façades), take photographs, and note current condition.
Delivery & Follow‑up
You receive the full report, we review findings with you, and can assist with negotiations, budgeting or maintenance planning.
Services
Reinstatement Cost Assessments
For commercial property, having a current Reinstatement Cost Assessment (RCA) is essential. It provides a professional estimate of what it would cost to rebuild the property if it were damaged or destroyed.
What It Matters
Ensures your insurance policy covers the true cost of rebuilding — avoiding under‑insurance.
Helps landlords, tenants or property owners negotiate fair insurance premiums.
Can be used in lease agreements, valuation exercises, or when applying for finance.
Supports risk management and long‑term budgeting.