What Is a Schedule of Condition Report?
When taking on a lease or starting work on a property, understanding the condition of the building at a fixed point in time is crucial. Whether you're a landlord, tenant, property owner, or contractor, a Schedule of Condition Report carried out by an RICS Chartered Surveyor can provide peace of mind, legal protection, and a solid record for the future.
At DAW Surveyors, we prepare professionally compiled Schedule of Condition Reports for both residential and commercial clients across Surrey, London, and the South East. In this article, we’ll explore what a Schedule of Condition Report includes, who needs one, and why commissioning one can save you money, disputes, and stress later on.
What Is a Schedule of Condition Report?
A Schedule of Condition Report is a detailed, factual record of the condition of a property at a specific moment in time. It includes:
Written descriptions of each area, feature, and element of the property
High-resolution photographs to provide visual evidence
Annotated drawings or plans, where applicable
No subjective opinions or valuations – the report is strictly factual
The purpose of a Schedule of Condition is to document any existing defects or wear and tear before a lease, construction work, or refurbishment project begins. This record can be referred to at the end of a lease or project to assess whether the property has deteriorated or been damaged, and who may be responsible.
Why You Might Need a Schedule of Condition Report
There are a number of situations where having a Schedule of Condition prepared by an RICS Chartered Surveyor is not just a good idea—it’s essential.
1. Before Entering into a Commercial Lease
One of the most common reasons for a Schedule of Condition is to protect tenants and landlords when signing a commercial lease. If you're leasing premises, you could be liable for repairs to pre-existing damage unless a Schedule of Condition is attached to the lease.
Without this document, you may find yourself responsible for:
Cracks or damage in the walls
Leaks in the roof
Damp or water ingress
Floor damage
External defects
A Schedule of Condition limits your liability by proving the damage was already there. It can also help landlords by showing the tenant the property's true state at lease commencement.
💡 Did you know? According to the RICS Code for Leasing Business Premises (RICS, 2020), tenants are strongly advised to take professional advice before signing leases. A Schedule of Condition is a key part of that due diligence.
2. Residential Party Wall Agreements
If you're planning to undertake works near or on a party wall, a Schedule of Condition is typically required under the Party Wall etc. Act 1996. This includes:
Building extensions
Loft conversions
Excavation near neighbouring properties
The Schedule records the adjoining property’s condition before any works commence, offering protection in case of later disputes. If your neighbour claims your works caused cracks or damage, the report provides clear evidence of what was (or wasn’t) there beforehand.
For more on Party Wall matters, visit the official Government Guide to the Party Wall Act.
3. Before Major Refurbishment or Construction Work
If you’re a contractor or property owner planning to carry out:
Internal remodelling
Structural alterations
Demolition work
…it’s wise to record the current condition of nearby buildings, pavements, and structures. This can help limit liability and protect against claims from neighbours or local authorities.
4. During Property Sales or Transfers
In some property transactions—especially involving large or listed buildings—a Schedule of Condition may be requested as part of the legal documentation. It offers an unbiased snapshot of the property’s state at the time of sale.
What Does a Schedule of Condition Include?
At DAW Surveyors, our Schedule of Condition Reports are thorough and tailored to the client's needs. A typical report will include:
High-Resolution Photographic Record
Every wall, ceiling, floor, and exterior element is captured with timestamped photographs. These provide a visual reference for future comparison.
Detailed Written Descriptions
Each photo is accompanied by a written description, noting:
Cracks or settlement
Dampness or mould
Stains or leaks
Surface damage
Condition of fixtures and fittings
Annotated Plans or Diagrams
For larger properties or those with complex layouts, we provide marked-up plans showing the locations of defects.
Supporting Documentation
Where needed, we include:
Drone imagery (for roofs or chimneys)
Thermal imaging (to identify hidden damp or insulation issues)
Floorplans or CAD drawings
Interested in how drones can assist surveys? Read our guide on Using Drones for Roof Inspections.
Why Use an RICS Chartered Surveyor?
Choosing an RICS Chartered Surveyor like DAW Surveyors means you’re working with a qualified professional who adheres to the highest industry standards. We are fully regulated by the Royal Institution of Chartered Surveyors (RICS), giving you:
Confidence in the accuracy and impartiality of the report
A report that stands up in legal proceedings
Professional indemnity insurance cover
Local market knowledge and tailored advice
Learn more about RICS standards and professionalism at the RICS website.
Who Benefits from a Schedule of Condition?
Commercial Clients:
Landlords looking to protect their asset at lease commencement
Tenants wishing to limit dilapidations liability
Developers or contractors working near other buildings
Residential Clients:
Homeowners undertaking loft conversions or extensions
Neighbours affected by nearby construction
Buyers or sellers of large or older homes
What Happens If You Don’t Have One?
Without a Schedule of Condition, disputes can become complicated, costly, and hard to resolve. Common issues include:
Claims for damage you didn’t cause
Disagreements over the scope of repair responsibilities
Legal battles during lease termination
Delays in construction due to objections from neighbours
A modest investment in a Schedule of Condition report can avoid these headaches entirely.
Final Thoughts: A Small Cost for Long-Term Peace of Mind
Whether you’re taking on a new lease, planning a home renovation, or managing a large property portfolio, a Schedule of Condition Report provides essential documentation that protects your position and avoids future disputes.
At DAW Surveyors, we have extensive experience preparing Schedule of Condition Reports across Surrey and surrounding counties. We combine technical expertise, drone technology, and a local touch to give you the highest level of service.
Get in Touch Today
Need a Schedule of Condition Report in Surrey or the South East? Speak to a local RICS Chartered Surveyor at DAW Surveyors.
Visit www.dawsurveyors.co.uk
Email: info@dawsurveyors.co.uk
Based in Surrey