When a commercial lease comes to an end the condition of the floor is often one of the most contentious items in a dilapidation schedule. As specialists in industrial and commercial resin flooring across the South West, we are regularly called about the same recurring problems. Here is what we typically find, and what it means for commercial tenants and landlord alike.
- Surface cracking and substrate movement
Cracks are common in older concrete floors and resin systems are only as good as the substrate beneath them. Distinguishing between genuine substrate movement such as settlement or thermal expansion at construction joints, from surface-level resin cracking caused by Cracks that run through control joints or that widen near to walls, often point to substrate settlement or thermal movement that predates the tenancy. Distinguishing this from tenant-caused damage during a dilapidation survey is critical as it directly affects liability.
- Chemical and oil staining
Warehouses, manufacturing units and workshops frequently show signs of oil, fuel and chemical staining. Left untreated, these contaminants can penetrate porous concrete and compromise coating adhesion. Resin floors are chosen for chemical resistance but an incorrect specification for the site’s actual use, or prolonged exposure beyond the system’s rated tolerance can cause damage. A mismatch is often a design issue rather than a tenant one.
- Wear and tear and loss of slip-resistance
Heavy machinery and vehicular traffic, racking movement and general pedestrian traffic can wear down a resin topcoat over time. This might present as exposed aggregate or substrate, or a worn slip-resistant texture. This category is usually the most clear-cut tenant liability since it reflects genuine operational wear rather than a latent defect.
- Joint and detail failures
Movement joints, construction joints and coving areas are common failure points in resin floor installations. Perished joint sealant, or de-bonded resin allows dirt and moisture ingress which can accelerate damage. Poorly detailed joints at the time of installation can be a cause – flagging this will determine tenant liability.
- Colour change and UV discolouration
Some resin systems will yellow or fade under UV exposure, near roof lights or external doors. This is a product-related characteristic rather than tenant damage.
- Delamination and loss of adhesion
Delamination, where the resin system separates from the concrete substrate, is a common defect and can be traced back to installation – inadequate mechanical preparation, insufficient primer, or resin applied to a substrate with residual moisture or laitance still present. It is crucial to determine whether the delamination stems from poor installation or from moisture conditions the tenant could not have reasonably controlled.
- Blistering and pinholes
Blisters and pinholes in a resin coating are almost always a sign of moisture vapour transmission (MVT) from trapped air during application. This is a critical distinction in a dilapidation context – MVT is typically a building defect, from poor or absent damp-proof membrane) rather than tenant negligence.
Why does an independent assessment matter?
A professional resin flooring dilapidation assessment will separate fair wear and tear, latent installation or specification defects, and genuine tenant liability. This assessment will protect both commercial landlords and tenants from unnecessary costs and disputes.
Our experienced team at Surface Systems can survey your site, identify the root cause of any defects to assist in your dilapidation negotiations, and outline a program of repair.
If you’re approaching a lease end, get in touch with us today on 01803 868680 or email enquiries@surfacesystems.co.uk. Visit www.surfacesystems.co.uk
