1. Quantified Demand served
The landlord's surveyor serves the Schedule of Dilapidations and the Quantified Demand setting out the alleged breaches, the cost of works and any other heads of loss claimed. The clock for the tenant's protocol response begins.
2. Tenant response (typically within 56 days)
The tenant's surveyor reviews the schedule against the lease, the original Schedule of Condition (where one exists), the actual condition at yield-up and the landlord's likely intentions. A formal response is served, item-by-item, with the tenant's position on each alleged breach.
3. Without-prejudice meeting and Scott schedule
The two surveyors meet on a without-prejudice basis to narrow the issues. A Scott schedule (landlord's claim, tenant's response, surveyors' agreed positions, residual disputes) is then prepared and worked through.
4. Section 18 valuation (where required)
Where the Section 18 cap is in play, a chartered valuation surveyor prepares a diminution valuation. This often produces a substantially lower figure than the cost of works and drives settlement.
5. Settlement or ADR
The substantial majority of dilapidations claims settle by negotiation. Where they do not, the protocol provides for ADR (mediation is the most common); litigation is the exception, not the rule.