Schedule of Condition Survey
A detailed photographic and written record of a property's condition at a specific point in time. Used to protect tenants, landlords, contractors and developers by documenting the pre-existing condition before works begin or a lease is signed.
A Schedule of Condition is a powerful and cost-effective form of protection — it provides impartial, professionally documented evidence of the state of a property before an event that could lead to a dispute. Whether you are a tenant taking on a full repairing lease, a contractor working near neighbouring buildings, or a developer about to start construction, this report gives you an independent baseline that can prevent costly disagreements later.
Schedule of Condition Survey
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Our Schedule of Condition Surveys are carried out by qualified surveyors who belong to the professional bodies that set UK property standards. Every report is prepared to recognised guidance and is completely independent, so you can rely on the findings when you buy, sell or value a home.
What Is a Schedule of Condition Survey?
A Schedule of Condition is an impartial, professionally prepared record that documents the exact physical condition of a property — or part of a property — at a specific date. It combines high-resolution photographs with detailed written descriptions of every room, elevation and significant feature, noting all pre-existing defects such as cracks, damp, wear, damage and deterioration. Unlike a building survey, it does not diagnose problems or recommend repairs; it is a factual baseline document designed to provide legal and contractual protection. The survey is carried out by an independent chartered surveyor, giving it the objectivity and professional standing that carries weight in negotiations, disputes, dilapidation claims and court proceedings.
What It Covers
- Photographic record of every room, elevation and key external feature with date-stamped images
- Written description of the condition of walls, ceilings, floors, doors, windows and fixed fittings
- Documentation of all pre-existing cracks, damp, staining, wear, damage and deterioration
- Condition of external areas including brickwork, render, roofing, guttering, paths, driveways and boundary walls
- Floor plans annotated with defect locations for easy reference
- Commentary on the general state of repair and decoration at the date of inspection
- Independent, impartial record suitable for use in legal and contractual disputes
What It Does Not Cover
- Diagnosis of defects or advice on repairs — it is a factual record, not a diagnostic report
- Cost estimates for remedial work or dilapidation repairs
- A market valuation of the property
- Structural engineering calculations or load-bearing assessments
- Testing of services such as electrical, gas, plumbing or drainage installations
- Advice on whether a property is a good purchase or investment
- Recommendations for future maintenance or improvement works
Is a Schedule of Condition Right for You?
A Schedule of Condition is a specific tool designed for contractual and legal protection. Here is how to tell if it applies to your situation.
Suitable For
- Before starting construction near neighbouring properties
- At the start of a commercial or residential lease
- Before major renovation or construction works
- Party Wall Act compliance
- Protecting against dilapidation claims
Not Suitable For
- Properties where a full building survey is needed for purchase
- Properties with no planned works or lease events
Not sure if a Schedule of Condition is what you need? Speak to a surveyor for free, no-obligation advice.
What Is Included in a Schedule of Condition
Every Schedule of Condition we produce includes the following as standard.
Photographic Record
Comprehensive dated photographs of every room, elevation and significant feature.
Written Description
Detailed written description of condition, materials and any existing defects.
Independent Evidence
An impartial, professionally prepared record that carries weight in disputes or negotiations.
Defect Mapping
All pre-existing cracks, damp, damage and wear documented and located on floor plans.
Digital Delivery
Report delivered as a searchable PDF with high-resolution images — easy to share.
External Condition Record
Full photographic and written record of external elevations, roof coverings, guttering, paths, driveways and boundaries.
Room-by-Room Detail
Every room individually inspected, photographed and described, from loft to basement, including fixtures and fittings.
Date-Stamped Evidence
All photographs and records are clearly dated, creating a definitive timeline that stands up to scrutiny in disputes.
Floor Plan Annotations
Defects and areas of note marked on annotated floor plans so anyone can see exactly where each observation was made.
Professional Format
Report prepared by an independent chartered surveyor in a clear, professional format accepted by courts, tribunals, solicitors and insurers.
How the Schedule of Condition Process Works
From enquiry to receiving your Schedule of Condition — simple, transparent and professional.
Get a Quote
Contact us with the property address, the reason you need the schedule and any specific areas of concern. We provide a fixed-price quote within 24 hours.
Book the Inspection
We arrange a convenient date for the surveyor to visit. The inspection is carried out at a time that works for you — or for both parties if the property is occupied by a tenant.
Surveyor Inspects
The surveyor conducts a thorough room-by-room inspection, photographing and recording every significant element. Typical inspection time is 1 to 3 hours depending on property size.
Receive Your Report
Your detailed Schedule of Condition is delivered as a searchable PDF within 5 working days. Includes annotated floor plans, date-stamped photographs and written descriptions.
Schedule of Condition Survey Questions
Why do I need a Schedule of Condition?
A Schedule of Condition protects you by recording the exact condition of a property before an event that could lead to a dispute. For example: if you are a contractor about to start construction work next to an existing building, a schedule records the neighbouring building's pre-existing cracks and condition so you cannot be blamed for damage you did not cause. If you are taking on a full repairing lease, a schedule records the condition at the start so the landlord cannot claim for dilapidations that pre-date your tenancy. It is a relatively low-cost insurance policy against future disputes.
What is the difference between a Schedule of Condition and a Building Survey?
A Schedule of Condition records and documents the condition of a property at a specific point in time — it is a factual record rather than a diagnostic report. It does not provide advice on defects, recommend repairs or estimate costs. A Building Survey inspects the property and provides diagnosis, advice and recommendations. A Schedule of Condition is typically used for legal and contractual protection; a Building Survey is used for purchase decisions and maintenance planning.
How much does a Schedule of Condition cost?
A Schedule of Condition costs from approximately £350 plus VAT depending on the size of the property and the level of detail required. We provide a fixed-price quote within 24 hours. The cost is modest compared to the potential financial exposure of a dilapidation claim or a neighbour dispute.
When should a Schedule of Condition be carried out?
A Schedule of Condition should be carried out before the event that triggers the need for a baseline record. For a tenant signing a full repairing lease, the ideal time is immediately before the lease commences — before any furniture or equipment is moved in, so the property is in its pre-tenancy state. For a contractor about to begin construction near neighbouring buildings, the schedule should be completed before any site works, deliveries or heavy plant arrive on site. For Party Wall Act compliance, the schedule should be carried out before notifiable works begin. The key principle is that the schedule must capture the condition before any change occurs — once works have started or the tenant has moved in, the opportunity to establish an uncontested baseline is lost.
Who typically commissions a Schedule of Condition?
Schedules of Condition are commissioned by a wide range of parties who need an independent record of property condition. These include: commercial and residential tenants entering full repairing leases who want to protect themselves against exaggerated dilapidation claims at the end of the term; landlords who want an agreed baseline to refer to; construction contractors and developers planning works adjacent to existing buildings; property owners serving Party Wall notices who need to record the adjoining owner's property; neighbours who have received a Party Wall notice and want their own independent record; and anyone undertaking major renovation or alteration works who wants to document the starting condition of their own property. In all cases, an independent surveyor's schedule carries far more weight than photographs taken by the parties themselves.
Get a Fixed-Price Schedule of Condition Quote
Free, no-obligation quote within 24 hours. Professional report delivered within 5 working days of inspection.