Aipedia: Surveyors and valuers

AI dilapidations schedules and costings: credibility and claims

Aipedia, by the Apex broking team · Last reviewed 2026-10-27

AI can draft schedules of dilapidations, Scott schedules and costings from photos and lease clauses, but every item must be supported by the lease and the actual condition. Dilapidations surveyors are judged on credibility, and an inflated or unsupported AI item can undermine the whole schedule.

Part of: AI in surveyors and valuers

In short

Dilapidations surveyors use AI to draft schedules from inspection photographs and notes, match items to repairing covenants, suggest remedial works and price them. The risks are items that do not match the lease, generic remedies, inflated or out-of-date costs, and responses in a Scott schedule that do not engage with the other side. The pre-action protocol for dilapidations claims expects schedules to be properly prepared, and the RICS AI standard requires a written reliability decision on material outputs (4.2). Claims by clients are usually treated as negligence under RICS-compliant PI, subject to the terms.

How dilapidations surveyors use AI

A dilapidations schedule links each item of disrepair to a lease covenant, describes the remedy and, often, prices it. Scott schedules then set out each party's position item by item. AI tools can draft item descriptions from photos and notes, suggest the relevant clause, propose standard remedies and pull costs from rate libraries. On a large building with hundreds of items, the time saving is obvious. Our dilapidations surveyors PI guide covers the wider risks of this work.

The duties that apply

4.2 reliability: schedule items and costings have a material impact on the client's claim or defence. A named, appropriately qualified surveyor must apply scepticism and record the reliability decision. High-volume item generation calls for randomised dip sampling.
3.1 confidentiality: leases, correspondence and photographs may be confidential; get express prior written consent before uploading them.
4.3 and 4.4: tell the client in advance that AI is used and be ready to explain it.
Rules of Conduct: Rule 1 honesty and integrity matters where a schedule overstates a claim, and Rule 3 diligent service applies to every item.

Dilapidations claims in England and Wales are subject to a pre-action protocol that sets expectations for how schedules are prepared and responded to. A surveyor who puts their name to a schedule is vouching for it, and AI-drafted items are no exception. The RICS AI standard has been mandatory since 9 March 2026.

What can go wrong

Unsupported items: the tool suggests a remedy for a defect the lease does not make the tenant responsible for, or misreads a schedule of condition.
Over-specification: generic remedies call for replacement where repair would do.
Inflated or stale costs: rates from a library that does not reflect the building, location or date.
Boilerplate responses: Scott schedule replies that do not engage with the specific item.
Inconsistency: photographs, descriptions and costs that do not line up.

Illustrative: a landlord's surveyor uses AI to draft a terminal schedule. Several items rely on a covenant the tool attributed to the wrong lease, and many remedies are replacement rather than repair. The tenant's surveyor exposes the errors, the schedule loses credibility, and the landlord settles for far less than expected. The landlord then alleges the surveyor's negligence caused the shortfall and wasted costs. If the matter reaches court, the same weaknesses would affect the surveyor as an expert witness.

How PI usually responds

A client's claim that a negligently prepared schedule caused loss is usually treated as professional negligence under the RICS Approved Minimum Wording, subject to the policy terms and excess. The wording does not restrict cover merely because software was used. Allegations of dishonesty or deliberate overstatement are a different matter, as PI policies commonly exclude dishonest acts by the person responsible, subject to the wording. Regulatory investigations may be handled differently from civil claims depending on the policy.

Practical controls

Check every item against the lease clause, the schedule of condition and your own photographs before issue.
Write remedies yourself for significant items rather than accepting standard text.
Record the source and date of the rates used and sense-check totals.
Dip sample AI-drafted items and keep the results.
Draft Scott schedule responses item by item.
Verify lease data first; see AI lease abstraction and AI defect detection.

Apex arranges PI for dilapidations surveyors. A broker can review your cover and how your policy treats AI-drafted schedules and expert work. See the AI in surveying and valuation hub and our expert witness insurance page.

Sources

Frequently asked

Can I use AI to draft a schedule of dilapidations?

Yes, as a drafting aid. Each item must still be linked to the lease, reflect the actual condition and propose a proportionate remedy. Under standard 4.2 a named surveyor must record whether the output is reliable, and the client must be told in advance that AI is used.

Does the pre-action protocol mention AI?

We have not verified any AI-specific provision. The protocol sets expectations for how schedules are prepared and responded to, and those apply whatever tools you use. A surveyor who signs off AI-drafted items is responsible for them in the same way as hand-drafted ones.

Can AI price a schedule of dilapidations?

It can suggest costs from a rate library, but the surveyor must check that rates suit the building, location and date, and that remedies are proportionate. Record the source and date of the rates and your reliability decision under standard 4.2.

Would PI cover a claim that my schedule was inflated?

A claim alleging negligent preparation is usually treated as professional negligence under RICS-compliant PI, subject to the terms. Allegations of deliberate overstatement or dishonesty are treated differently, as policies commonly exclude dishonesty by the person responsible. The facts and the wording will decide.

Check your PI covers how you use AI

Tell us about your firm and the work you do. A broker will review how your current PI treats AI-assisted work, or arrange new cover. No fee for a quote. Or call 0117 325 0027.

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Apex Insurance Brokers Limited is authorised and regulated by the Financial Conduct Authority. Registered in England and Wales, company number 07014570. This page is general information about how AI is used in the profession and how insurance may respond. It is not legal, regulatory or insurance advice on your circumstances, and it does not guarantee that cover will be available or on what terms.