Dilapidations

This Overview summarises the ways in which landlord and tenant repairing obligations can arise, and their effect. It also summarises remedies for interim and terminal dilapidations, and obligations to reinstate alterations.

Landlord's repairing obligations

The landlord will only have repairing obligations to the extent of any express obligations in the tenancy, subject to a few exceptions. These include ensuring any retained premises are in such condition as to not cause damage to the tenant, and covenants implied by statute in respect of residential tenancies. For more information, see Practice Notes: Landlord and tenant implied repairing obligations and the doctrine of waste and Residential tenancies—landlord’s implied covenant of fitness for human habitation and statutory obligation to repair.

Tenant's repairing obligations

Again, unless there is an express obligation, the tenant only has limited duties in respect of repairs, including not committing waste and an implied duty to use premises in a tenant-like manner. For more information, see Practice Note: Landlord and tenant implied repairing obligations and the doctrine of waste.

What is the appropriate standard of repair?

The subject matter of an express repairing obligation is a matter

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Insolvency, declarations of trust, loan agreements, artificial asset protection, sham transactions, transactions defrauding creditors, interspousal asset transfers, change of position defence and wife’s entitlement to share of husband’s assets (Sayers v Dixon)

Restructuring & Insolvency analysis: The court held that six declarations of trust (DoTs) executed by the transferor (Mr Dixon) in favour of his wife (Mrs Dixon) constituted transactions defrauding his creditors within the meaning of section 423 of the Insolvency Act 1986 (IA 1986) and that two of them, purporting to transfer all his future assets and income to Mrs Dixon, along with an accompanying loan agreement, were shams which were void and ineffective. It set aside the DoTs and ordered Mrs Dixon to restore the value of three transferred properties (which had been converted into £551,589 cash) to Mr Dixon’s trustees in bankruptcy (trustees) together with interest of £101,726. It also ordered an account to be taken of the funds that had been transferred to Mrs Dixon or on her behalf by Mr Dixon over the seven years between the date of the DoTs and his bankruptcy. The court dismissed Mrs Dixon’s defence of change of position to the trustees’ claim for restoration, finding that even if such a defence were generally available (which is unclear), she had not acted in good faith and could not rely on it. It also dismissed her defence that, having been married to Mr Dixon for many years, she was entitled to half his assets and/or an entitlement to a share of them by virtue of a right to be maintained. Written by Jonathan Lopian, barrister at New Square Chambers, who acted for the successful claimants.

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