Published in Cambridge Independent, Commercial Property, February 13, 2019
When you take on premises to support your business activity it is pretty unlikely that they are match your dream entirely. There is often a need to alter, to improve, to fit-out and to make your own mark.
The enthusiasm for such changes and an urgency to undertake them is only natural … but ignoring the lease requirements to obtain landlords consents can be costly and counter-productive. Obtaining the correct consents need not be a lengthy process but is a very wise move.
Most leases do require landlord’s written consent to works, and other permissions. This is primarily to protect the landlord’s interest in the building as well as the safety and comfort of other building occupants who could be affected.
Tenants are normally obliged to produce a detailed design of their proposed fit-out and alterations in order for the landlord grant a “licence to alter”. This may require specialist input, such as structural, mechanical and electrical design. The landlord will also expect to see the project timescales, method statements and qualifications and accreditations of the parties involved in the project.
At the end of the lease, the landlord is not under an obligation to keep any of the tenant’s alterations and the tenant may need to undo their works and address any resulting damages as part of their dilapidation’s liabilities. It is extremely common that tenants view the work they have done as “improvements” but that the landlord has a different opinion!
It is prudent to make business and financial plans that include the likelihood or reinstating premises to their original state – but that is so often overlooked in the excitement to get the business up an and running.
Professional property advisors like Doyen Land can really prove their worth when considering alterations, providing assistance with:
- Obtaining landlord’s approval to undertake fit-out and alteration works,
- Appointing a qualified and competent design team and contractors to ensure that works meet tenant’s needs, landlord’s obligations and do not adversely impact the building or its occupants,
- Planning for the reinstatement of the alterations as part of the future dilapidations liability.
Expert professional advice and management services can help tenants navigate the approvals process to deliver projects on time and on budget.
Doyen Land works with businesses to find and adapt premises which meet their needs, and with landlords to develop space to meet the modern occupier’s demands.
Doyen Land is a Property Advisory service with 30 years’ experience in commercial property and development consultancy. We are members of the Royal Institution of Chartered Surveyors (RICS) and our clients benefit from expert professional advice and support.
Contact us to learn more.
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