Business · 4 min read · Updated 6 November 2026
Leaving an industrial unit: machinery removal and dilapidations
What dilapidations means
Dilapidations are breaches of the repair, decoration and reinstatement obligations in a commercial lease. At the end of a lease the landlord may serve a schedule of dilapidations listing work they say is needed and claim the cost. In England and Wales there is a pre-action protocol for these claims, and under section 18 of the Landlord and Tenant Act 1927 damages for disrepair are generally capped at the loss in value of the landlord's interest.
Machinery-related items landlords often list
- Machines, racking and equipment left behind
- Anchor bolts, holding-down bolts and resin anchors in the floor
- Machine plinths, pits and isolated foundations you installed
- Cracked, stained or oil-soaked floors and damaged floor coatings
- Extra power supplies, busbars, compressed air lines and extraction ducting
- Holes in walls, cladding or roof sheets for ducts and flues
- Damaged roller shutters, door frames and loading bays
Check your lease first
Leases vary. Some require full reinstatement to the original condition, others allow tenant's alterations to stay. Look for:
| Clause | What to look for |
|---|---|
| Repair covenant | Standard of repair the unit must be returned in |
| Reinstatement clause | Whether alterations must be removed at the end |
| Licence for alterations | Conditions attached to machine foundations or services you installed |
| Schedule of condition | Evidence of the unit's state at the start |
| Yield-up clause | What must be left and in what state on the last day |
A schedule of condition from the start of the lease is valuable, because it can show damage or wear that was already there. If you do not have one, look for photos, survey reports or emails from the time you moved in.
A practical timeline
- Twelve months before the end: read the lease and get advice if the obligations are unclear
- Six to nine months before: plan the machinery move or disposal and book contractors
- Three to six months before: agree with the landlord which alterations stay and which go
- Final months: move or dispose of machines, remove fixings and carry out agreed repairs
- Last week: photograph and video the empty unit in detail
- Hand back the keys on time with evidence of the condition
Keep copies of everything: the lease, any licences for alterations, photographs, contractor invoices and correspondence with the landlord. If a claim arrives months later, this evidence makes it much easier to respond.
Leaving machinery or equipment in the unit after the end date can create further disputes, so allow enough time for removal, especially for heavy items needing cranes or road permits.
Removing machines without damaging the unit
- Use spreader plates and floor protection along the route out
- Have anchor bolts cut flush or removed and holes filled with a suitable repair compound
- Protect door frames, shutters and loading bays during the move
- Isolate and safely terminate electrical and air supplies, using qualified trades
- Clean up oil and coolant spills promptly, using spill kits and correct waste disposal
Talking to the landlord
Early, open contact with the landlord often reduces the size of any claim. Many landlords are more interested in re-letting the unit quickly than in full reinstatement, and some will accept a lower settlement or agree that certain alterations, such as extra power or a good floor coating, can stay because they help the next tenant.
- Ask whether the landlord has plans for the unit, such as redevelopment or re-letting as it is
- Agree in writing which items you will remove and which can stay
- Offer a joint inspection before you start work
- Keep records of contractors used and what they did
- Get advice from a building surveyor experienced in dilapidations if the schedule is large
If the landlord intends to demolish or substantially alter the unit, the value of some repairs may be very low, which can affect what can be claimed. A specialist surveyor or solicitor can advise on your position.
Sell, store or move?
A lease end is a good time to decide what each machine is worth to you. Machines you no longer use can be sold or scrapped rather than moved and stored. If your new premises are not ready, short-term storage on skids or in a warehouse can bridge the gap.
Frequently asked questions
Do I have to remove machine foundations when my lease ends?
It depends on your lease and any licence for alterations. If the lease or licence requires reinstatement, you will usually need to remove plinths and fixings and make good the floor. If the landlord has agreed the foundations can stay, get that confirmed in writing. Check the wording early, as foundation removal can take time and needs specialist contractors.
Can I leave old machines in the unit for the landlord?
Only with the landlord's written agreement. Leaving machines behind without agreement can lead to a dilapidations claim for removal costs and disputes about the unit not being handed back with vacant possession. If a new tenant or the landlord wants a machine, agree the terms in writing first, including who is responsible for it once you have left and whether it changes any dilapidations claim.
When should I start planning machinery removal at lease end?
Ideally at least six to twelve months before the lease ends. That leaves time to read the lease, talk to the landlord, decide what to sell or move, book riggers and cranes, and complete repairs. Heavy machine moves, especially with cranes or road permits, can take weeks to arrange, and contractors get busy towards common lease end dates such as quarter days.
dilapidations lease end industrial units reinstatement
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