Richard D Kay FRICS

  • Specialist in landlord and tenant.
  • Specialist valuer in dilapidations cases; damage to the reversion. Member of the RICS Dilapidations Forum Steering Group. Appearance as an expert witness at the Central London County Court (before HHJ Marshall QC) in Anstruther v Vidas [2010 – unpublished], a case touching on multiple issues concerning valuation in dilapidations claims; co-author of “Ain’t Nothin’ Goin’ On But The Rent?: or, How do you make a loss of rent claim work?” an article published in the Journal of Building Survey, Appraisal and Valuation – Volume 7 Number 4 (2018-19); and author of “Development of Scots law on dilapidations: Diminution valuations as a measure of the landlord’s loss” an article published in the Journal of Building Survey, Appraisal and Valuation – Volume 5 Number 2 (2016-17).
  • Long experience in leasehold enfranchisement matters, including many appearances as an expert witness at the Leasehold Valuation Tribunal/First-tier Tribunal for landlords, intermediate landlords and tenants. Appearance as an expert witness at the Lands Tribunal (now Upper Tribunal (Lands Chamber)) in the Nailrile [1] appeals on behalf of the tenants and intermediate landlord of 62 Cadogan Square, SW1.
  • RICS Registered Valuer.
  • Speaker at professional conferences and seminars on various valuation aspects relating to dilapidations and leasehold reform.
  • Over 30 years’ experience of professional property work, as well as property and business management.


  • Honours degree in Urban Land Economics
  • Fellow of the Royal Institution of Chartered Surveyors


  • Christ Church School, Chorleywood (1976 – 1983)
  • Watford Boys Grammar School (1983 – 1990)
  • Sheffield Hallam University (1990 – 1994)


  • Board Trustee of Trinity Homeless Projects
  • Freeman of the City of London
  • Liveryman in the Worshipful Company of Gold and Silver Wyre Drawers

Business history

2002 to present

Senior Partner, practising as Beckett and Kay with Henrietta Hammonds FRICS, initially in the West End of London (with Peter Beckett FRICS – consultant with effect from April 2017, retired 2023), moving to the City in 2012. Specialising in landlord and tenant, property management and specialist valuation work. Particular emphasis on damage to the reversion in dilapidations cases, leasehold enfranchisement, and other expert witness valuation work, with a landlord and tenant bias.

1998 – 2002

Associate with Stiles Harold Williams (London) following merger with Kemp & Hawley – Senior Property Manager responsible for day to day running of the department. Involved in management of mixed residential and commercial portfolios; landlord and tenant work; and leasehold enfranchisement valuations.

Due to be made Director and Head of London Property Management with effect from May 2002, but left to form Partnership with Peter Beckett FRICS in April 2002.

1994 – 1998

Kemp & Hawley. Involved in property management (mixed residential and commercial portfolios), valuation, rating work, rent review and agency.

1993 – 1994

Final year of honours degree in Urban Land Economics at Sheffield Hallam University. Dissertation on ‘The effect of the Leasehold Reform, Housing & Urban Development Act 1993 on the large London Estates’ – case study on the Grosvenor Estate.

1992 – 1993

Placement year as trainee surveyor at Kemp & Hawley, Chartered Surveyors in Covent Garden (London).

Personal Details

Lives in Chorleywood, Hetfordshire. Married with three children.

Interests: all sports – especially cycling and golf (as a Member of Moor Park Golf Club)

[1] Nailrile Ltd v Earl Cadogan and anor and other cases [2008] (LRA/114/2006 and other references)