Office Dilapidations across Paddington (W2). End-of-lease dilapidations works — reinstatement to the standard set by the lease, schedule of dilapidations or pre-exit negotiation. We mobilise within 5 working days, deliver to landlord-acceptable finish, and provide handover documentation that closes the schedule.
Office Dilapidations across Paddington (W2) is delivered by our in-house commercial team with current estate approvals and compliance records on file. We have completed works in or adjacent to Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5, 1 Kingdom Street among others. Teams mobilise from our London operations base, with direct transport links via Paddington (Elizabeth line, Bakerloo, Circle, District, Hammersmith & City + National Rail + Heathrow Express), Edgware Road (Bakerloo, Circle, District, Hammersmith & City), Lancaster Gate (Central). Every project is run by a named project manager reporting weekly with photographs and programme RAG. Out-of-hours loading, estate permit-to-work and managing-agent liaison are included in the prelims — not charged as variations.
The Paddington market is dominated by tech (microsoft, vodafone, nissan hq), pharmaceutical / life sciences (astrazeneca), media (wpp units, itv studios nearby), each with distinct office dilapidations requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered office dilapidations in trophy buildings including Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5.
Paddington combines the Basin's modern Grade A (Merchant Square, The Point, The Colonnades) with the Sheldon Square commercial core (British Land) and the Marble Arch Place cluster. Occupiers include tech, media, pharmaceutical/life sciences and professional services.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
Schedule review with optional RICS-regulated input from sister practice Hampstead Chartered Surveyors
Priced Scott schedule against each item of the schedule
Principal contractor appointment, CDM 2015 notification
Works delivered in compressed 2–6 week programme
Joint inspection with landlord's surveyor on completion
Photographic and documentary handover pack
| Tier | Range | What's covered |
|---|---|---|
| Light reinstatement | £15–£30 per sqft | Make-good paint, carpet lift, partition removal |
| Standard reinstatement | £30–£55 per sqft | Full CAT A reinstatement — ceilings, floors, partitions, M&E reversions |
| Full CAT A reinstatement | £55–£95 per sqft | Including M&E strip and reinstatement, ceiling grid replacement |
| Complex reinstatement | £95+ per sqft | Listed buildings, bespoke elements, specialist flooring reinstatement |
This area sits outside the core trophy-tower premium zone — programme and pricing typically sit at the mid-range of the bands below. Figures are guide ranges — we provide a fixed quote after survey.
Schedule review — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Scott schedule pricing — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Strip-out — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Partition removal — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Ceiling reinstatement — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Flooring make-good — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Redecoration — delivered in Paddington under estate-approved loading and out-of-hours protocols.
M&E reinstatement — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Westminster City Council holds planning authority. Paddington Basin Character Area and Paddington Conservation Area cover much of the area. Listed buildings at Paddington Station (Grade I) and Paddington Green restrict external works.
Reference list available on request under NDA.
Measured condition survey within 5 working days, including M&E, fabric and compliance review.
Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.
Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.
Lump-sum price against the design package. All prelims transparent.
CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.
Weekly client reports with photos, programme RAG, variation log, compliance status.
O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.
Office Dilapidations in modern grade a (merchant square / sheldon square — 18,000–28,000 sqft plates) is typically specified to light reinstatement level — make-good paint, carpet lift, partition removal. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in trophy hq buildings (microsoft uk hq, vodafone uk hq) is typically specified to standard reinstatement level — full cat a reinstatement — ceilings, floors, partitions, m&e reversions. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in converted period stock (marylebone edge) is typically specified to full cat a reinstatement level — including m&e strip and reinstatement, ceiling grid replacement. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in regeneration stock (paddington square) is typically specified to complex reinstatement level — listed buildings, bespoke elements, specialist flooring reinstatement. Programme is governed by loading access and estate working-hours framework.
Dilapidations works are typically delivered in vacated demises during extended standard hours. Where loading restrictions apply (Broadgate, Canary Wharf), strip-out logistics are scheduled in pre-booked 6am–8am or 6pm–10pm slots with the estate management team.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
All Paddington occupiers benefit from a PPM framework covering L8 water hygiene, EICR, emergency lighting, F-Gas registers and fabric maintenance. For a scoped PPM package in Paddington see Office Maintenance in Paddington or Commercial Maintenance in Paddington.
Anonymised project outlines from our Paddington and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.
Scope · 8,400 sqft
Budget band · £420k
Programme · 4 weeks
Full reinstatement after 10-year lease expiry
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 15,200 sqft
Budget band · £760k
Programme · 6 weeks
Trading floor strip-out, CAT A reinstatement, fire-stopping re-cert
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 3,100 sqft
Budget band · £145k
Programme · 2 weeks
Partition strip, redecoration, flooring make-good
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Independent schedule review is available through our RICS-regulated sister practice, Hampstead Chartered Surveyors (hampsteadcharteredsurveyors.co.uk/services/dilapidations). We recommend a pre-settlement review — schedules are often over-stated by 20–40%.
Within 5 working days of instruction. A typical 5,000 sqft reinstatement programme runs 2–4 weeks.
Yes. We hold estate approvals, CSCS records and insurance certificates on file with the major London estate managers, and work within their pre-booked loading, waste and out-of-hours regimes.
Yes. We price item-by-item against the Scott schedule so settlement and residual liability are clear.
We provide the photographic record, waste manifests, electrical/gas/fire certificates and building-regs completion certificates that support a Pre-action Protocol defence.
Yes — we hold British Land approved contractor status with compliance pack on file for Sheldon Square and associated Paddington holdings.
Significant rental uplift since 2022, with sharpened demand for floor plates 15,000 sqft+. Tech and life-sciences occupiers now compete for space historically dominated by professional services.
Yes — including containment laboratories, dry labs, write-up space, and BSL-1/BSL-2 support. F-Gas, COSHH and specialist ventilation covered.
Sheldon Square / Merchant Square: £130–£200 per sqft. Trophy HQ level: £220–£350 per sqft. Life-sciences labs: £350–£650 per sqft depending on containment level.
Full commercial refurbishment for occupied and vacant offices — CAT B fit-out, finishes, M&E upgrades.
Demountable, acoustic and glazed partitioning for meeting rooms, offices and open-plan subdivision.
Suspended ceiling grids, tiles, rafts, exposed-services finishes.
Carpet tile, LVT, resin, engineered timber. Installed in live environments.
Whole-building decorating for commercial occupiers. Night and weekend delivery.
In-depth articles on commercial fit-out, compliance and market strategy.
Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.