Commercial Dilapidation & End-of-Lease Repairs Across East Anglia
Comprehensive “make good” solutions for offices, warehouses, and commercial premises across Norfolk, Suffolk, Cambridgeshire & Lincolnshire. End-of-tenancy reinstatement works that meet lease obligations and impress landlords.
Full-Service Dilapidations for Offices, Factories & Commercial Units
When your commercial lease reaches its end, preparing the space for handover can be a demanding and time-sensitive process. At Acorn Works, we manage the complete dilapidation and repair process for offices, factories and specialist environments such as washrooms, cleanrooms and mezzanine areas. Our team helps tenants and landlords meet lease obligations with minimal disruption across Norfolk, Suffolk, Cambridgeshire and Lincolnshire.
Repair, Redecorate and Return, All in One Package
Our commercial dilapidation packages are designed to simplify the lease exit process. With Acorn Works managing the works, you can rest assured that your premises will be restored to a compliant, lettable condition, leaving you free to focus on your move, not the handover.
We commonly deliver:
Professional painting and redecoration in neutral colours
Flooring replacement, including carpets and vinyl
General repairs throughout the building or office area
Strip-out of partition walls and suspended ceilings (installed during tenancy)*
End-of-tenancy deep cleaning to landlord-ready standards
*In some cases, existing fittings may be left in place with the landlord’s consent. We’re happy to guide and assist with these negotiations, using our experience to help you avoid unnecessary costs or delays.
Whether your lease requires a full schedule of dilapidations or a simple handover clean-up, Acorn Works delivers fast, cost-effective, and compliant results — every time.
What You Can Expect With Acorn Works
Dedicated Project
Management
A single point of contact to manage timelines, budgets, and all communication from start to finish.
Minimal
Disruption
We plan around your operations, offering phased refurbishments and out-of-hours work to keep your business running.
Tailored Design
Solutions
Every project is designed around your team’s needs with modular office layouts, modern furniture, and acoustic breakout zones.
Sustainability at
Heart
From eco-friendly materials to energy-efficient office lighting, we help reduce your carbon footprint.
How Our Process Works
Understand Your Business
We start with a consultation to understand your space usage, company culture, and staff needs. Whether you’re in Norwich, Ipswich, or Cambridge, we tailor each project to the unique needs of local businesses.
Design With Vision
Using AutoCAD drawings and 3D visualisations, we present detailed plans for everything from small meeting rooms to full scale office refurbishments.
Deliver With Precision
Our trusted team of specialists completes every project to the highest standard, on time and on budget — with minimal disruption to your daily operations.
Trusted Across East Anglia
We handle dilapidation and repair projects across Norfolk, Suffolk, Cambridgeshire and Lincolnshire, helping businesses restore their premises to the required standard with confidence.
Frequently Asked Questions
What is included in a commercial dilapidation and reinstatement service?
A full dilapidation and reinstatement service typically includes all the works required to return a commercial property to its original lease condition. This can involve:
Internal redecoration (neutral colours)
Flooring replacement (carpet, vinyl, tiles)
Partition wall and ceiling removal
Electrical and data cabling strip-out
Plumbing disconnection or reinstatement
Full end-of-tenancy deep clean
At Acorn Works, we deliver turnkey dilapidation solutions tailored to your lease and property, ensuring full compliance and a stress-free handover.
Do tenants have to pay for end-of-lease dilapidation repairs in the UK?
Yes, in most UK commercial lease agreements, the tenant is contractually obligated to cover the cost of reinstatement or repairs through a schedule of dilapidations. This often includes decoration, strip-out, and any damage remediation. Our team helps you interpret lease terms and deliver compliant works — so you avoid landlord disputes or claims on your deposit.
How do I comply with my lease when returning a commercial property to the landlord?
Lease compliance at tenancy end usually means reinstating the property to its original state — including the removal of tenant-installed fittings, repainting, flooring renewal, and repairs. Acorn Works helps you meet these obligations with a structured dilapidation and make-good process, and can even liaise with your landlord to agree on acceptable outcomes.
How long does a typical office or warehouse dilapidation project take?
The duration depends on the property size and the scope of works, but most end-of-tenancy dilapidations take between 1–3 weeks. We offer a free site survey to assess your space and provide a clear timeline. Acorn Works is known for delivering fast, efficient projects with minimal disruption to your exit plan.
Can you handle strip-out works like partition wall and ceiling removal?
Absolutely. We regularly carry out strip-out works including the removal of stud partition walls, suspended ceilings, mezzanines, built-in joinery, signage, and cabling. Whether you’re decommissioning an office, warehouse or factory, we’ll safely dismantle and dispose of all tenant installations as part of your dilapidation package.
Do I need landlord approval to leave fixtures or fittings in place?
Yes, in many cases, fixtures added during tenancy must be removed unless your landlord gives written consent to leave them. Our team has extensive experience negotiating with landlords on behalf of tenants to reduce reinstatement costs and avoid unnecessary strip-out — especially when the alterations add value to the space.
What areas do you cover for dilapidation repairs and end-of-tenancy works?
We deliver dilapidation and end-of-lease repair services across Norfolk, Suffolk, Cambridgeshire, and Lincolnshire, including Norwich, Cambridge, Ipswich, Peterborough, and Lincoln. Whether you’re in a city centre or a business park, our teams are ready to support your lease exit with fully compliant reinstatement works.
Do I need planning permission for an office refurbishment?
Yes — we offer a turnkey commercial dilapidation service, managing every step of the process from site survey and lease review to completion and sign-off. With expertise in refurbishment, fit-out, and mechanical & electrical works, we ensure your property is restored to lease condition with zero hassle or delays.
Areas We Cover
We’re based in Swaffham, Norfolk, and we proudly deliver office refurbishment services across East Anglia and beyond. Our core service area includes:
Norfolk
We work with businesses across Norfolk, including key locations such as Norwich, Thetford, Dereham, King’s Lynn, Great Yarmouth, Fakenham, Wymondham, Watton and Diss. From city offices to rural workspaces, our team is well-placed to deliver refurbishment solutions throughout the county.
Suffolk
Our Suffolk coverage includes major towns like Ipswich, Bury St Edmunds, Newmarket, Haverhill, Beccles, Stowmarket and Sudbury. We work closely with local businesses to transform spaces into productive, functional spaces that reflect their brand and workflow.
Cambridgeshire
In Cambridgeshire, we regularly work in Cambridge, Ely, Huntingdon, St Ives, Chatteris, St Neots, Wisbech and Peterborough. Whether you’re based in a growing business park or a historic market town, we can deliver tailored office refurbishments across the region.
Lincolnshire
Our services also extend into Lincolnshire, with past and ongoing projects in Grantham, Stamford, Sleaford, Boston, Lincoln, Spalding and Holbeach. We’re always happy to support businesses in both larger hubs and more rural locations.
Not in one of these areas? We’re always open to working further afield.
Plan Your Lease Exit Now
To find out more about how we can develop tailored solutions for your business, get in touch.
Our Other Office Refurbishment Services
Office Furniture
Office Furniture
Mechanical & Electrical
Mechanical & Electrical
Office Fit Out
Office Fit Out
Our Approach
Understand
Right from the initial brief we listen. We will take careful note of everything that’s important to you.
You will be guided through your choices as well as any legislation and regulations that apply.
We will carry out a full survey as part of the brief.
Plan
Your new facilities will be planned down to the last detail.
Bespoke specifications and proposals will be supported by AutoCAD drawings or 3D walkthrough graphics.
We can liaise directly with your local authority where Building Control or Planning Consent are required.
Install
Alongside your dedicated project manager, a specialist team will complete your fitout.
Our polite and courteous site installers are trusted specialist sub-contractors.
Your new facility will be installed with the minimum of disruption to your staff and business operations.
Tips for a stress-free office refurbishment
1. Note down what’s important to you
And then tell your dedicated project manager! They will guide you through your choices and make sure that your priorities remain front and centre throughout the project.
2. Know what you’re getting
A full survey and in-depth discussions will be translated into your bespoke specification and proposal. AutoCAD drawings and 3D walkthrough graphics will allow you to ‘see’ your new offices at proposal stage.
3. Remember planning consent & building control
If the project requires building control or planning consent, our expert team can liaise directly with your local authority on your behalf. You get the office you want, minus the hassle, whilst still ensuring a safe, comfortable and fully compliant work environment.
4. Go green
Reduce your energy consumption and stay in control of your bills while burnishing your eco-credentials. Your office can be complemented with air or ground-source heat pumps, ventilation with heat recovery, solar PV installations with low energy LED lighting and high levels of insulation.
Office Refurbishment Case Study
Midwich
Midwich
What next?
To find out more about how Acorn Works can develop tailored solutions for your business, get in touch!