Every commercial tenant returning a demise at lease exit faces a CAT A reinstatement inspection. This guide explains what landlords' surveyors actually check, the defects that trigger dispute, typical reinstatement costs, and how to pass the joint inspection first time.
Tenants at lease exit must return the demise to the condition specified in the lease — typically landlord's original CAT A specification. This reverses everything the tenant added during CAT B fit-out: partitioning, branded joinery, tea points, AV containment, flooring, special lighting, and any M&E alterations.
CAT A reinstatement is a separate product to dilapidations. Dilapidations is the valuation of the reinstatement obligation; CAT A reinstatement is the physical works to discharge it.
Joint inspection on completion typically covers:
The most frequent items that fail joint inspection:
Branded signage fixings filled but ghosted paint outlines visible. Remedy: full two-coat redecoration of affected wall.
Tenant screws, chips and non-standard panels from cable-pulls. Remedy: replace damaged panels with CAT A stock.
Ceiling grid bowed where tenant partitioning transferred load. Remedy: re-level grid, replace damaged tiles.
Cable-tray removals leave unsealed compartment penetrations. Remedy: FIRAS-certified re-stopping.
EICR, emergency lighting, fire-stopping not formally issued. Remedy: commission tests and retro-issue certificates.
The inspection format:
Tenant's contractor does a snag walk 48 hours before joint inspection — addresses defects pre-landlord visibility.
Landlord surveyor + tenant's PM walk the demise room by room. Defects noted on snagging list.
Agreed defects remedied within 1–2 weeks. Re-inspection scheduled.
Landlord surveyor signs acceptance letter. Dilapidations obligation discharged.
Our Office Dilapidations team mobilises within 5 working days for reinstatement works. Joint inspection is the default handover process. Full certification pack issued at sign-off.
Depends on the LTA. Usually CAT A+ is deemed part of the CAT A standard, so the reinstatement obligation is to the CAT A+ standard. Review your LTA carefully.
Yes — most London commercial leases permit settlement by cash payment instead of physical works. The landlord then either does the works themselves, retains the payment as compensation, or lets the space in its current state. Settlement is typically 40–70% of a priced reinstatement scope.
6–8 weeks for standard 5,000–10,000 sqft reinstatement. Longer on complex dilapidations. Starting too late forces rushed settlement at the landlord's figure.
Measured survey and fixed-price quote within 10 working days.