You own the asset.
We help you protect it.
From the day you grant a lease to the day your tenant leaves, decisions about the building affect your return. Loudwater advises commercial landlords through every part of the lease cycle — and across the rest of the work that keeps a property performing.
Most landlord work begins with one of these.
Whatever stage you’re at in the lease, there’s usually a clear next step. These are the situations landlords ask us about most.
Your tenant is about to leave — or just has.
Recover what your lease entitles you to. We prepare and negotiate dilapidations claims that hold up in negotiation, and through the Protocol if it goes that way.
You’re letting space and need a baseline record.
A properly drafted Schedule of Condition protects your dilapidations position before it ever becomes a claim. We prepare them in a format that holds up at lease end.
Your tenant has breached mid-lease.
Interim schedules and repairs notices give you statutory leverage during the lease term. We advise on which to use, when, and how to enforce them properly.
You’re acquiring an asset.
A pre-acquisition survey tells you what you’re actually buying — and what it’s going to cost you. We do technical due diligence that informs price, not just process.
A defect has appeared and you need to know why.
Cracking, damp, water ingress, structural movement — we diagnose what’s actually wrong, not just what’s visible. Repair recommendations follow the cause, not the symptom.
You’re planning capital expenditure across a portfolio.
A Planned Maintenance Schedule turns reactive spending into predictable budgets. We assess condition, prioritise works, and cost them — so you know what’s coming and when.
Across the lease cycle, and beyond it.
Most landlords come to us for one or two of these — but it helps to see how the work connects across the life of a lease.
Acquisition
Letting
During the lease
Lease end
Building care (continuous)
Building Pathology & Defect Analysis
Diagnosis and remediation of building defects.
Planned Maintenance Schedules
Forward-looking maintenance budgeting (5, 10, 20-year horizons).
MEES Compliance & EPC Improvement
Bringing properties to the legally lettable standard.
Contract Administration
Independent oversight when works are commissioned.
Neighbourly matters (when they come up)
Reading for landlords.
Section 18 and the diminution cap, plainly explained
The single most misunderstood piece of law in commercial dilapidations — and why it matters for landlords too.
Why the Protocol still matters after the case is settled
A short reminder of the procedural steps that decide settlement value as much as the schedule itself.
Interim schedules: when the lease has years left to run
When mid-lease enforcement makes commercial sense — and when it doesn’t.
Every report and schedule is signed by a Chartered Surveyor (MRICS) and prepared under RICS standards. That matters when claims become disputes — and it matters to lenders, courts and tribunals before that.
Tell us what’s happening with the building.
Initial conversations are free. We’ll tell you honestly whether you need us, what it would cost if you do, and what to do next.