Schedule of Condition

Accurate & Expertly Prepared RICS Schedules of Condition

What is a Schedule of Condition?

Our expertly prepared Schedule of Condition reports provide an accurate, photographic record of a property's condition at a specific point in time—typically at the start of a lease or before nearby construction works begin.

What Is a Schedule of Condition?

A Schedule of Condition is a detailed report prepared by a qualified surveyor to document the state of repair of each element of a property.

It is most commonly used at the beginning of a commercial lease and plays a crucial role in lease negotiations and future dilapidations disputes.

The report typically forms an appendix to the lease agreement, helping define the tenant’s obligations by recording the condition of the premises at the outset.

When do I need one?

We strongly recommend commissioning a Schedule of Condition before entering any commercial lease. It provides:

A clear, independent record of the property’s condition (including defects) at lease commencement

Protection against dilapidations claims for pre-existing issues

A basis for fair lease-end negotiations

Without this documentation, tenants risk being held liable for costly repairs or reinstatement works that relate to pre-existing damage or disrepair.

Tenant Liability & Repairing Covenants

Commercial leases often contain repairing covenants requiring tenants to maintain the property throughout the term. These typically cover:

Structural elements: roofs, external walls, load-bearing components

Internal finishes: ceilings, flooring, doors, windows

Lease obligations may include requirements relating to repair, maintenance, decoration and compliance with applicable statutory requirements

A well-prepared Schedule of Condition limits liability by showing that certain defects existed before the lease began—removing the obligation for the tenant to return those elements in a better state than they received them.

Schedules of Condition for Party Wall & Building Works

Schedules of Condition are also used before nearby construction or party wall works commence.

In these cases, the report acts as a baseline record to assess any potential impact caused by adjacent building activity.

If damage occurs during the works, the schedule provides crucial evidence to support any claim.

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What Does a Schedule of Condition Include?

Our reports typically include:

Comprehensive photographic and video evidence

Text descriptions to explain and support each image

Details of structural elements, internal and external finishes, and visible services

Documentation of defects, wear and tear, and existing disrepair

A full description of the building, its layout, and the extent of the land

Glossary of key terms for clarity

Every aspect is recorded clearly and methodically to provide a robust and reliable evidential record

Using the Schedule of Condition in a Dilapidations Claim

At lease end (or during the term), landlords may issue a Schedule of Dilapidations, detailing alleged breaches of lease obligations and proposed remedies.

Without a Schedule of Condition, tenants may struggle to defend against these claims—especially if the items were already in disrepair when the lease began.

The Value of a Professional Schedule of Condition

A schedule of condition can be integral to clients existing properties or future projects.

Progressive deterioration of a property, if left unidentified, can lead to significant secondary defects including but not limited to:

Structural issues

Damp penetration

Timber decay

Internal and external damage

Resulting in costly remedial works

A professional schedule of condition can:

Tenant Protection: Limits repairing liability, ensuring tenants are not responsible for pre-existing damage (e.g., "no better" than start).

Landlord Security: Provides an objective baseline record that assists in the fair assessment of repairing obligations and future dilapidations claims

Dispute Prevention: Provides clear evidence that avoids expensive legal disputes over dilapidations (repairs) when a lease ends.

Construction/Adjacent Property Protection: Identifies potential damage caused to neighboring properties before construction begins, often used in Party Wall matters.

Assignment/Subletting: Crucial when taking over a lease, as it prevents a new tenant from inheriting the disrepair of a previous tenant.

Commercial Leases: Used to limit repair obligations to a "no better" standard than when the lease began.

Photographic Evidence: Includes extensive photos to remove ambiguity.

Our Approach

As independent Chartered Building Surveyors, our focus is on diagnosis — not the sale of remedial works. We provide:

Objective Recording: A detailed inspection by a qualified building surveyor documenting the interior, exterior, and structural elements.

Comprehensive Documentation: A combination of detailed written descriptions, comprehensive photographic evidence, and potentially video footage.

Scope and Detail: Covering all parts of the property, noting existing wear and tear, and ensuring the record is agreed upon by both landlord and tenant before the lease starts.

High-resolution annotated imagery

Transparent advice tailored to the building type and age

Do you need a Structural Survey?

Areas Covered

Based in Liverpool, we undertake instructions across:

Merseyside
Greater Manchester
Cheshire
Lancashire
North Wales
Wider North of England

Arrange a Schedule of Condition

If you require a professional schedule of condition, or specialist advice, please contact our office to discuss your requirements.

We will advise on the most appropriate method of inspection and arrange a convenient appointment with a Chartered Building Surveyor.

Inspections are visual and non-invasive unless otherwise agreed. Reports provide an independent professional opinion based on evidence available at the time of inspection and are subject to our Terms of Engagement.