Bywell Hall

Location: Bywell Hall, Bywell, Northumberland

Project Manager: Ben Hunter, BSc. Hons, MRICS

Scope: Dilapidations for Landlords/

Client: Allendale Estates

Bywell Hall is a magnificent old property in the Tyne Valley in Northumberland

It was designed by the architect James Paine in 1760 and constructed by William Fenwick. It remains a family home, and members of the public are allowed access at certain times of the year.

Part of the main house was leased to an individual for a fixed 10-year term. They used this part of the house as a second home for holidays and entertaining. It was important to the owner that any sections that were let were well-maintained. The tenant had legal obligations to keep the property in good condition and decorated, within the lease agreement.

The lease was coming to an end

The owner commissioned Method Building Consultancy to review the lease thoroughly, then conduct a detailed survey of the building to identify any repairs that still need to be done.

We produced a Schedule of Dilapidations listing the repairs and decoration we felt were reasonable for the tenant to fulfil their lease obligations.

A Schedule of Dilapidations requires professional judgement

We are required to give careful consideration to what is reasonable when listing the repairs the tenant is asked to do. This varies from one property to the next, and depends on its size, style, age and location. Extensive knowledge of the local area is essential.

Seeking expert advice and estimates

Method BC had to consider specialist products and consult conservation contractors for Bywell Hall, as it is a listed building and located within a conservation area. We engaged specialist decorators to obtain accurate prices for certain very bespoke elements of the property.

A priced schedule of works was produced, and we worked with our client until it was negotiated with the tenant. This enabled them to take the property back in a state and condition they were happy with and in good time.