Fixed-price strip-out, make-good and Cat A reinstatement for tenants and landlords vacating offices across London Bridge
London Bridge has become one of the capital’s most tightly-managed office markets, and that shapes every dilapidations project we run here. Between the Grade A towers of the Shard Quarter and More London Riverside, the converted warehouse floors around Bermondsey Street and Tooley Street, and the period stock on the Borough Market fringe, no two lease-end schedules in SE1 look the same. London Dilaps Ltd is a specialist dilapidations contractor — not a general builder taking lease-end work on the side — and London Bridge is an area we mobilise into daily. We work directly with tenants, landlords and surveyors to price, programme and complete the full scope of works, under one fixed-price contract and a single point of contact from first call to final sign-off.
The SE1 office core runs from the Shard, the News Building and London Bridge Quarter along the river to More London Riverside and Hay’s Galleria, then out through Tooley Street, Bermondsey Street and Borough High Street. It is a genuinely mixed market: millions of square feet of institutional Grade A space sitting alongside a deep supply of 2,000–10,000 sq ft warehouse-conversion suites favoured by agencies, fintechs and professional-services firms. Occupiers in the area have historically included PwC, Norton Rose Fulbright, Mayer Brown, Warwick Business School and a strong cluster of legal, consulting and media tenants, with institutional landlords such as Sellar, Greycoat and the More London estate running consistently active asset-management programmes. The practical upshot for a departing tenant is that surveyors acting on SE1 buildings tend to be experienced and the served schedules are detailed — so the scope needs handling by a contractor who knows the market, not learning it on your project.
Leases drafted for institutional floors at More London or the Shard Quarter typically demand full Cat A reinstatement — suspended ceilings, perimeter lighting, raised access flooring, power distribution and finishes returned to landlord base-build — plus removal of all tenant alterations, M&E re-commissioning and a complete schedule of condition pack at handover. Warehouse-conversion floors around Bermondsey Street and Borough often carry lighter but more bespoke obligations tied to the original character of the building. We review every lease and licence for alterations before we price, and we challenge schedule items that fall outside your contractual responsibility rather than accepting the served schedule at face value. Because cash settlements are routinely padded with contingency, supervisor fees and lost-rent allowances, completing the physical works directly almost always lands at a materially lower net cost — and it closes your liability cleanly at handover, where a settlement can otherwise be reopened for years afterwards.
London Bridge presents access constraints you simply don’t meet in a standalone building. The managed Grade A towers around the Shard Quarter and More London operate strict goods-lift booking windows and out-of-hours delivery slots set by individual estate teams. Riverside egress around More London and Hay’s Galleria limits when and how strip-out waste can leave site. Closer to Borough Market and the older Bermondsey Street stock, listed-building considerations and narrow servicing streets add their own restrictions. We plan every SE1 project around these realities — sequencing waste egress into early-morning, evening or weekend windows, handling estate inductions and permits-to-work, and coordinating with building management and neighbouring tenants so the works run without disrupting the wider estate. Our teams cover London Bridge and the surrounding postcodes daily, extending naturally into Bermondsey, Borough, Bankside, Southwark and Waterloo.
Every London Bridge project starts with a proper on-site assessment against the served schedule and the underlying lease. From there we produce a clear, itemised fixed-price proposal, build a programme around your handover or break date, and manage estate induction, permits, multi-tenant liaison and surveyor sign-off directly. When you appoint a specialist contractor you keep control of specification, quality and programme — rather than leaving it to the landlord’s appointed contractor at the landlord’s price. At completion we carry out a pre-handover inspection, compile full photographic documentation and hand over a compliance pack that closes your liability, with the same point of contact you started with.
Dilapidations, strip-out and Cat A reinstatement is our entire focus, not a side service. We carry £5 million Public Liability and Employers’ Liability insurance as standard, provide documented handovers on every project, and price direct-to-contractor — which on like-for-like scope typically beats the landlord’s contractor by a meaningful margin. Our London Bridge clients include corporate occupiers, legal and consulting firms, media tenants and fintechs, along with the surveyors who advise them across SE1. Fixed-price proposals, experienced site teams, full building and surveyor liaison and clean documented handovers are the standard on every job — whether it’s a single warehouse floor off Bermondsey Street or a multi-floor reinstatement in one of the towers.
Our specialist office dilapidations service covers the complete lease-end repair and compliance programme for tenants across More London, the Shard Quarter and the wider London Bridge market. We review your lease, agree scope with your surveyor and deliver all required works — repairs, redecoration, reversal of tenant alterations and full schedule of condition compliance — under a single fixed-price contract, from initial assessment through to final handover and settlement of any post-handover queries.
Our office strip-out services in London cover full removal of tenant fit-out across London Bridge and SE1 — partitions, suspended ceilings, raised access floors, kitchens, bespoke joinery, data cabling and M&E installations. Works are planned carefully around tower goods-lift windows, riverside egress constraints and multi-tenant building access protocols, and completed to a standard ready for direct landlord inspection or full Cat A reinstatement.
We deliver complete office reinstatement programmes for London Bridge offices, restoring spaces to base-build condition in line with landlord specification. Our service covers suspended ceilings, perimeter lighting, raised access flooring, power distribution, decorations and all make-good works — delivered under a single managed contract to the standard Sellar, Greycoat and the other South Bank institutional landlords expect on every reinstated Grade A floor.
As a rule of thumb, London office dilapidations run roughly £15–£35 per sq ft depending on the building, the condition you’re leaving it in and the scope the landlord requires. Prime SE1 floors in the managed towers tend to sit at the upper end because of access constraints and higher finish specifications, while warehouse-conversion suites around Bermondsey Street and Borough can be lighter. We give you a fixed, itemised price after reviewing your lease and the served schedule — not a per-foot estimate.
Yes. We work regularly across the managed Grade A estates in SE1, including the Shard Quarter, More London Riverside and London Bridge Quarter. We handle the goods-lift booking windows, out-of-hours delivery slots, estate inductions and permits-to-work that these buildings require, and coordinate directly with the estate management teams.
In most cases, completing the physical works directly is cheaper than settling. Cash settlements are usually padded with contingency, supervisor fees and lost-rent allowances, and a settlement can be reopened later if further damage is alleged. Doing the works to the schedule closes your liability cleanly at handover. We’ll model both routes for you before you decide.
Yes. The older stock around Borough Market and Bermondsey Street often carries listed-building considerations and tighter servicing access. We plan these projects around the relevant restrictions and work to protect original features while still meeting your reinstatement obligations.
We can usually get to site for an assessment within a few days of you sending over the schedule and lease. From there we move quickly to a fixed-price proposal and can programme works around your handover or break date. If you’re up against a tight landlord deadline, tell us and we’ll prioritise.
As well as London Bridge and the SE1 core, we cover Bermondsey, Borough, Bankside, Southwark and Waterloo, and work across the wider South Bank and central London markets — useful if you’re managing more than one lease exit.
No — that’s exactly what we plan around. Most SE1 offices sit in busy, multi-tenant estates like More London or the Shard Quarter, so we sequence noisy and dusty works into agreed windows, protect shared lifts, corridors and reception areas, and coordinate with building management throughout. Where an estate requires it, we carry out strip-out and heavy works out of hours or at weekends so the rest of the building keeps running normally.
Often, yes. The converted warehouse and period stock around Bermondsey Street, Tooley Street and the Borough Market fringe can contain asbestos-containing materials in floor tiles, adhesives, ceiling voids or service risers. Before any strip-out we make sure a refurbishment and demolition asbestos survey is in place, and if anything needs removing we arrange licensed removal and safe disposal so your dilapidations works stay fully compliant.
Request your free, no-obligation dilapidations assessment — we’ll respond within 24 hours with practical advice.