Dilapidations

Hollis dovetailed a terminal dilapidations claim, with refurbishment works at 3-4 Doncastle Road on the Southern Industrial Estate in Bracknell. Enabling cost planning, coordinated design changes and efficient delivery of repairs, upgrades and reconfiguration to protect value and minimise delays.

Our involvement with this industrial unit began with a terminal dilapidations claim against the outgoing tenant. Liaising closely with our dilapidations team to maximise dilapidations recoverability, our project managers could then generate budget cost advice, working with the client to develop their brief for the proposed works. The unit required substantial internal and external repair and reconfiguration including the strip-out of the former tenant’s fit-out.

Along with incorporating design changes during the construction stage (including a new roof, new cladding and a new layout to incorporate a toilet block), one of the main challenges was in managing the relocation of the unit’s main incoming power supply. Due to legal issues, the engagement of Statutory Undertakers was poor. However, through maintaining regular contact and challenging responses alongside the MEP consultant, delay was minimised.

We acted for the NHS at the exit of their premises, regarding a dilapidations claims on a single-storey office property comprising two adjacent units which had been linked by the NHS as part of a previous major fit-out.

In addition, we applied our in-house M&E expertise to successfully exceed our client’s requirements. We were able to significantly reduce the landlord’s claim and successfully argue that a reinstatement notice had not been provided and that most of the M&E items would be superseded by the landlord’s subsequent works and reletting. 

A long-term partnership across nine years 
We were appointed by DWS through the entire lifecycle of two major office buildings in Cardiff, beginning with Technical Due Diligence for the acquisition in 2016 and culminating in their successful disposal in 2025. Over this nine-year period, Hollis delivered a wide range of services, all under one roof, demonstrating the value of a fully integrated consultancy approach.

Strategic support from acquisition to exit 
Our involvement began with technical due diligence during the acquisition phase. From there, we provided ongoing consultancy throughout the client’s ownership, including:

• Dilapidations and lease strategy: Settled a dilapidations claim on Building 4 to enable a short-term lease renewal. We then managed a complex strip-out project across three floors to support a rates mitigation strategy, working closely with the client’s ratings surveyor while maintaining tenant occupation on two floors.
• ESG and sustainability: Delivered EPCs and improvement reports, advised on MEES compliance and strategy, and prepared ESG due diligence reports for the vendor packs.
• Technical and operational services: Provided MEP engineering, vertical transportation consultancy, planned maintenance reviews, health and safety audits, measured surveys, and drone data capture.
• Tenant alterations: Provided technical advice in respect of tenant alterations and fit outs.   
• Planned Maintenance: Prepared a PPM for building 3. This allowed the client to get an understanding of the maintenance requirements over a 10-year period and set service charge budgets.  
   

A seamless disposal process 
In early 2025, we prepared comprehensive vendor TDD packs to support the sale of both buildings. The properties were successfully sold in October, marking the end of a strategic and collaborative journey.

Challenges and opportunities  
One of the most significant challenges was managing the strip-out of three floors in Building 4 while a tenant remained in occupation on two other floors. This required careful planning to maintain health and safety standards and minimise disruption. Shared M&E services added complexity, demanding precise coordination to avoid service interruptions.

The strip-out formed part of a rates mitigation strategy, which meant close collaboration with the client’s rating surveyor was essential. We worked proactively to ensure the scope and execution of the works met the client’s objectives for reducing rates liability on the vacated floors, while maintaining compliance and operational continuity for the occupied areas.

A showcase of multidisciplinary, in-house expertise 
This project exemplifies how Hollis can support clients across every stage of the property lifecycle. From acquisition to disposal, all services were delivered in-house, ensuring consistency, efficiency, and strategic alignment throughout.

Our wider services included Dilapidations, Health, Safety and Quality, Measured Surveys and Area Referencing, and completion of a Reinstatement Cost Assessments for the refurbishment project of Burleigh House - a 30,000 sq ft Grade II listed office and retail property on The Strand in London. The project focused on enhancing the building’s office spaces while preserving and celebrating its rich historical character.

The refurbishment encompassed significant external upgrades to the facades along The Strand and Burleigh Street, showcasing the building’s distinctive Graeco-Roman and Venetian architectural styles. Inside, the entrance and reception areas were modernised to create a more welcoming and functional office space, complemented by improved facilities, a high-quality CAT B office fit-out, and the addition of a roof terrace.

Sustainability was a central focus of the project. We incorporated exposed existing construction materials, prioritised sustainable resources, and implemented strategies to minimise site waste. To support long-term goals, a Net Zero Carbon (NZC) report was prepared, outlining the asset’s pathway to achieving NZC status by 2050.

The Net Zero Report identified carbon reduction opportunities which were integrated into the refurbishment, accelerating some works by over 10 years. The following initiatives have been completed:

• BMS upgrades
• Installation of automatic tenant metering/submetering
• LV switch panel upgrade
• MVHR upgrades
• Change to demand-led ventilation
• Overnight base load reduction
• Lighting upgrades
• Adjusted temperature set points
• Installation of solar film
• Installation of insulation to the underside of the roof 

We worked closely with Montagu Evans (planning consultants) and Westminster City Council to secure planning permissions and listed building consent. Notably, there were no pre-commencement conditions, apart from the requirement for approval of facing materials.

Challenges and solutions

Working in an occupied building presented unique challenges, particularly due to the proximity of the Lyceum Theatre, which required careful coordination. We needed to relocate roof services to create a terrace, move the retail tenant’s extract system to accommodate plant works, and replace the LV switch panel - all while minimising disruption.

Regular communication with tenants, including weekly updates and targeted meetings, kept everyone informed and onboard. Early and detailed plans mitigated risks for impactful works like window repairs and system upgrades.

To avoid disturbing the Lyceum Theatre, external works were scheduled around showtimes, while out-of-hours activities were carefully timed to accommodate office and retail occupants. For the roof extract relocation, we worked closely with the retail tenant, ensuring their team’s presence to minimise downtime and avoid disruption to their operations.

Key Achievements

• All major project milestones, including sensitive tasks such as plant relocation and system replacements, were completed without disruption to tenants. The External works were also successfully carried out while maintaining the Lyceum Theatre’s operational schedule.
• We integrated sustainability goals into the design and construction, setting the building on its path to NZC by 2050. This project combined historic character with modern, efficient office spaces.
• The refurbishment of this iconic property on The Strand demonstrates our ability to manage complex projects in sensitive, occupied environments.

Through effective communication, meticulous planning, and close collaboration with key stakeholders, we are proud to have delivered a project that fully met our client’s goals. By enhancing the building’s functionality, celebrating and preserving its rich heritage, and aligning with ambitious future sustainability targets, we demonstrated our commitment to excellence and our passion for creating spaces that inspire while respecting their history.

We provide advice to John Lewis on their office and industrial properties.

This has included schedules of condition prior to occupation, technical reviews of proposed alterations, dilapidations assessments for provisioning purposes and end of term advice to deal with dilapidations liabilities at expiry.