Schedule Of Condition Reports
Protecting Property Owners, Landlords &
Tenants Across Surrey and the South East
A Schedule of Condition Report is one of the most effective ways to protect your property interests before a lease begins, before construction works start, or before any potentially damaging activity takes place nearby. At DAW Surveyors, we prepare detailed, independent Schedule of Condition Reports as RICS Chartered Surveyors, helping landlords, tenants, developers and property owners avoid costly disputes and unexpected repair liabilities. If you are entering into a commercial lease, planning refurbishment works, or concerned about neighbouring construction, a professionally prepared Schedule of Condition provides clear, dated evidence of a property’s condition at a specific point in time.
What Is a Schedule of Condition?
A Schedule of Condition (SoC) is a comprehensive written and photographic record of the condition of a property at the date of inspection.
It documents:
Structural elements (walls, floors, ceilings)
External elevations and roof coverings (where accessible)
Windows and doors
Finishes and decorative condition
Fixtures and fittings
External areas, boundaries and hardstanding
Any existing defects such as cracks, dampness, settlement or wear and tear
The report provides objective evidence that can be relied upon if disputes arise later.
Without a Schedule of Condition, responsibility for defects or deterioration can become unclear — particularly in leasehold or construction scenarios.
When Do You Need a Schedule of Condition Report?
1. Before Signing a Commercial Lease
One of the most common reasons to instruct a Schedule of Condition Report is before entering into a commercial lease agreement.
Many leases require tenants to:
Keep the property in repair
Put the property into repair
Return it in “good and substantial repair”
Without a Schedule of Condition attached to the lease, a tenant could become liable for pre-existing defects — even if those defects were present before occupation.
A Schedule of Condition limits repairing liability to the documented condition at the start of the term. This can protect tenants from substantial dilapidations claims at lease expiry.
For landlords, it also provides clarity and avoids later disputes.
2. Before Construction or Development Works
If building works are planned either:
On your property, or
On neighbouring land
A Schedule of Condition can protect against claims for alleged damage.
This is particularly important where:
Excavations are planned
Basement works are being carried out
Extensions are proposed
Heavy machinery will be used
Scaffolding will be erected
The report provides a defensible record should allegations of cracking, movement or other damage arise during or after works.
3. Before Party Wall Works
Although separate from a formal Party Wall Award, a Schedule of Condition is often prepared as part of the Party Wall process to record the adjoining owner’s property condition before notifiable works commence.
4. Before Short-Term Licences or Occupation Agreements
Even short-term occupancies can give rise to disputes over damage or deterioration. A Schedule of Condition ensures expectations are clear from the outset.
Why Instruct an RICS Chartered Surveyor?
A Schedule of Condition must be:
Accurate
Thorough
Objective
Professionally prepared
Supported by clear photography
Legally robust
At DAW Surveyors, we are regulated by the Royal Institution of Chartered Surveyors (RICS), meaning:
We follow recognised professional standards
We carry appropriate Professional Indemnity Insurance
Our reports are prepared independently and impartially
Our advice is based on technical building expertise
An inadequately prepared report can undermine your position in a dispute. A detailed inspection by an experienced surveyor ensures nothing important is missed.
What Does Our Schedule of Condition Include?
Our reports typically contain:
✔ Detailed Written Description
Clear commentary on the condition of each building element, noting defects, deterioration and areas of concern.
✔ High-Resolution Photographic Record
Time-stamped images cross-referenced within the report.
✔ Element-by-Element Breakdown
External and internal elements recorded systematically.
✔ Clear Identification of Existing Defects
Cracking, dampness, structural movement, spalling brickwork, timber decay and other issues carefully documented.
✔ PDF Report for Legal Attachment
Prepared in a format suitable for attaching to leases or legal agreements.
The Risks of Not Having a Schedule of Condition
Failing to obtain a Schedule of Condition can result in:
Costly dilapidations claims
Disputes between landlord and tenant
Claims for alleged structural damage
Difficulty proving pre-existing defects
Unnecessary legal fees
Strained commercial relationships
In commercial property matters, the cost of a Schedule of Condition is small compared to the potential financial exposure without one.
Schedule of Condition for Commercial Leases
Commercial tenants often underestimate their repairing obligations. Many leases are drafted in a way that can unintentionally increase liability.
We regularly work with:
Retail tenants
Office occupiers
Industrial and warehouse operators
Medical and professional practices
Landlords granting new leases
We can also liaise with your solicitor to ensure the Schedule of Condition is properly referenced within the lease wording.
Schedule of Condition for Residential Properties
While more common in commercial settings, residential property owners may require a Schedule of Condition:
Before major renovation works
Before neighbouring extensions
For high-value rental properties
For dispute prevention between adjoining owners
We provide clear, concise and practical reports tailored to the level of risk involved.
Our Process
Initial Enquiry
Contact DAW Surveyors with property details and intended purpose.Fee Proposal
We provide a clear, fixed fee quotation.Site Inspection
A detailed inspection is carried out by an experienced RICS Chartered Surveyor.Report Preparation
A comprehensive written and photographic report is compiled.Issue of Final PDF
Suitable for legal attachment or formal record keeping.
We aim to provide prompt turnaround times to avoid delaying lease completions or construction start dates.
Why Choose DAW Surveyors?
RICS Chartered Surveyors
Experienced in both commercial and residential property
Independent and impartial advice
Detailed, thorough reporting
Professional service tailored to your circumstances
Serving Surrey and the South East
We understand the technical and legal importance of getting this document right.
Frequently Asked Questions
How much does a Schedule of Condition cost?
Fees depend on property size, complexity and purpose. We provide fixed fee quotations following initial details.
How long does the inspection take?
Typically between 1–3 hours depending on the property size and access arrangements.
Is a Schedule of Condition legally binding?
The report itself is evidence of condition. Its legal effect depends on how it is referenced within a lease or agreement. We recommend your solicitor ensures it is properly incorporated.
Can it prevent a dilapidations claim?
It can significantly limit liability by clearly documenting condition at lease commencement.
Get a Quote for a Schedule of Condition
If you are about to:
Sign a commercial lease
Grant a new tenancy
Start building works
Undertake excavation or structural alterations
Speak to DAW Surveyors today. A professionally prepared Schedule of Condition Report could save you substantial costs and stress in the future.
