Office Dilapidations across King's Cross (N1C). End-of-lease dilapidations works — reinstatement to the standard set by the lease, schedule of dilapidations or pre-exit negotiation. We mobilise within 5 working days, deliver to landlord-acceptable finish, and provide handover documentation that closes the schedule.
Office Dilapidations across King's Cross (N1C) is delivered by our in-house commercial team with current estate approvals and compliance records on file. We have completed works in or adjacent to 6 Pancras Square (Google UK HQ), 1 Triton Square, 10 Brock Street, 2 Kings Cross Square, R7 (Meta) among others. Teams mobilise from our London operations base, with direct transport links via King's Cross St Pancras (Victoria, Piccadilly, Northern, Circle, Metropolitan, Hammersmith & City + National Rail + Eurostar), Farringdon (Elizabeth line — 1 stop), Euston (Victoria, Northern + National Rail). Every project is run by a named project manager reporting weekly with photographs and programme RAG. Out-of-hours loading, estate permit-to-work and managing-agent liaison are included in the prelims — not charged as variations.
The King's Cross market is dominated by tech giants (google, meta, deepmind, astrazeneca r&d), media (guardian, universal music, havas), creative (central saint martins, design studios), each with distinct office dilapidations requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered office dilapidations in trophy buildings including 6 Pancras Square (Google UK HQ), 1 Triton Square, 10 Brock Street, 2 Kings Cross Square.
King's Cross estate spans from the Regent's Canal to Euston Road, with anchor HQ buildings, Granary Square, Coal Drops Yard retail and the Saint Pancras International corridor. Occupiers are heavily weighted to tech, media, creative industries and education (UAL Central Saint Martins).
Argent estate operates tenant-first access hours — construction traffic typically 7am–10am and 4pm–7pm, with heavy-noise works out-of-hours on occupied Pancras Square buildings. Estate service yard under Pancras Square — central booking through Argent tenant services, typical 3-day lead time. Coal Drops Yard and Granary have independent loading windows around retail trading.
Schedule review with optional RICS-regulated input from sister practice Hampstead Chartered Surveyors
Priced Scott schedule against each item of the schedule
Principal contractor appointment, CDM 2015 notification
Works delivered in compressed 2–6 week programme
Joint inspection with landlord's surveyor on completion
Photographic and documentary handover pack
| Tier | Range | What's covered |
|---|---|---|
| Light reinstatement | £15–£30 per sqft | Make-good paint, carpet lift, partition removal |
| Standard reinstatement | £30–£55 per sqft | Full CAT A reinstatement — ceilings, floors, partitions, M&E reversions |
| Full CAT A reinstatement | £55–£95 per sqft | Including M&E strip and reinstatement, ceiling grid replacement |
| Complex reinstatement | £95+ per sqft | Listed buildings, bespoke elements, specialist flooring reinstatement |
This area sits outside the core trophy-tower premium zone — programme and pricing typically sit at the mid-range of the bands below. Figures are guide ranges — we provide a fixed quote after survey.
Schedule review — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Scott schedule pricing — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Strip-out — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Partition removal — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Ceiling reinstatement — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Flooring make-good — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Redecoration — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
M&E reinstatement — delivered in King's Cross under estate-approved loading and out-of-hours protocols.
Camden and Islington split the estate. King's Cross Central Masterplan provides framework-level planning for the majority of the estate, with Argent managing design-code compliance. Listed buildings (Granary, Coal Drops, Fish & Coal Building) restrict external alteration.
Reference list available on request under NDA.
Measured condition survey within 5 working days, including M&E, fabric and compliance review.
Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.
Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.
Lump-sum price against the design package. All prelims transparent.
CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.
Weekly client reports with photos, programme RAG, variation log, compliance status.
O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.
Office Dilapidations in trophy hq buildings (20,000–40,000 sqft plates) is typically specified to light reinstatement level — make-good paint, carpet lift, partition removal. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in argent-designed grade a (pancras square 2–6) is typically specified to standard reinstatement level — full cat a reinstatement — ceilings, floors, partitions, m&e reversions. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in converted victorian industrial (granary, stanley building, fish & coal building) is typically specified to full cat a reinstatement level — including m&e strip and reinstatement, ceiling grid replacement. Programme is governed by loading access and estate working-hours framework.
Office Dilapidations in mixed-use with ground-floor retail/f&b is typically specified to complex reinstatement level — listed buildings, bespoke elements, specialist flooring reinstatement. Programme is governed by loading access and estate working-hours framework.
Dilapidations works are typically delivered in vacated demises during extended standard hours. Where loading restrictions apply (Broadgate, Canary Wharf), strip-out logistics are scheduled in pre-booked 6am–8am or 6pm–10pm slots with the estate management team.
Argent estate operates tenant-first access hours — construction traffic typically 7am–10am and 4pm–7pm, with heavy-noise works out-of-hours on occupied Pancras Square buildings. Estate service yard under Pancras Square — central booking through Argent tenant services, typical 3-day lead time. Coal Drops Yard and Granary have independent loading windows around retail trading.
All King's Cross occupiers benefit from a PPM framework covering L8 water hygiene, EICR, emergency lighting, F-Gas registers and fabric maintenance. For a scoped PPM package in King's Cross see Office Maintenance in King's Cross or Commercial Maintenance in King's Cross.
Anonymised project outlines from our King's Cross and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.
Scope · 8,400 sqft
Budget band · £420k
Programme · 4 weeks
Full reinstatement after 10-year lease expiry
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 15,200 sqft
Budget band · £760k
Programme · 6 weeks
Trading floor strip-out, CAT A reinstatement, fire-stopping re-cert
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 3,100 sqft
Budget band · £145k
Programme · 2 weeks
Partition strip, redecoration, flooring make-good
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Independent schedule review is available through our RICS-regulated sister practice, Hampstead Chartered Surveyors (hampsteadcharteredsurveyors.co.uk/services/dilapidations). We recommend a pre-settlement review — schedules are often over-stated by 20–40%.
Within 5 working days of instruction. A typical 5,000 sqft reinstatement programme runs 2–4 weeks.
Yes. We hold estate approvals, CSCS records and insurance certificates on file with the major London estate managers, and work within their pre-booked loading, waste and out-of-hours regimes.
Yes. We price item-by-item against the Scott schedule so settlement and residual liability are clear.
We provide the photographic record, waste manifests, electrical/gas/fire certificates and building-regs completion certificates that support a Pre-action Protocol defence.
Yes — we hold Argent-specific contractor approval with CSCS, insurance, CDM and the estate's fit-out protocol sign-off.
Yes — approved for CAT B alterations, reactive works and dilapidations across occupied tenant floors on the estate. NDA and enhanced vetting (BPSS) for team members working in these buildings.
Yes — specialist handling of exposed brick, original cast iron, timber floors, and reversible fit-out on listed Granary, Fish & Coal and Stanley Building elements.
Argent Pancras Square Grade A CAT B: £130–£200 per sqft. Trophy HQ level: £250+ per sqft. Heritage industrial: £150–£250 per sqft reflecting specialist handling.
Full commercial refurbishment for occupied and vacant offices — CAT B fit-out, finishes, M&E upgrades.
Demountable, acoustic and glazed partitioning for meeting rooms, offices and open-plan subdivision.
Suspended ceiling grids, tiles, rafts, exposed-services finishes.
Carpet tile, LVT, resin, engineered timber. Installed in live environments.
Whole-building decorating for commercial occupiers. Night and weekend delivery.
In-depth articles on commercial fit-out, compliance and market strategy.
Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.