Schedule of Condition

What is a Schedule of Condition?

A Schedule of Condition is prepared to establish the condition of a residential or commercial property prior to the completion of a lease. As a tenant, a Schedule of Condition prevents you from having to repair elements that were in poor condition before your arrival as well as details your landlord’s terms and expectations.
At the end of your lease, the Schedule of Condition will be used to determine whether or not you’ve left the building in either the same or an improved condition. Your landlord will issue a Schedule of Dilapidation if you’re responsible for repairing or covering the costs of damages.

What does a Schedule of Condition detail?

  • The building’s overall condition
  • Structural defects, such as timber issues and dampness
  • Human-made defects, such as damaged plaster or paintwork
  • Materials used
  • Roof structure
  • Wall coverings

Do I need a Chartered Surveyor to prepare a schedule of condition?

If you’re a tenant, our RICS Chartered Surveyors can review the terms of your landlord’s Schedule of Condition, allowing you to sign the lease with your eyes open and avoid being held responsible for damages unnecessarily or unfairly.
For landlords, we can prepare a Schedule of Condition on your behalf using our decades of experience and in-depth industry knowledge. We’ll survey your building inside and out both prior to and after the lease term, ensuring your tenant meets their obligations.

 Snagging List
 Schedules of Condition London

Without a Schedule of Condition, tenants expose themselves to unnecessary repair costs that should be the landlord’s responsibility. Similarly, landlords must prepare a detailed Schedule of Condition to ensure tenants honour the lease terms. If you need help preparing or reviewing this critical yet often overlooked document, you should contact our highly experienced chartered surveyors.

At Harding Chartered Surveyors, we can protect both landlords and tenants in London against financial loss by drafting and reviewing accurate Schedules of Conditions. In the process, we’ll help both parties agree on fair terms and understand the consequences of noncompliance.

Schedule of Condition Quote

Schedule of Condition for London tenants

Employing our chartered surveyors to review your landlord’s Schedule of Condition lets you:

  • Protect yourself against false claims from landlords
  • Gauge a building’s condition before signing the lease
  • Prevent unnecessary legal disputes
  • Understand the terms of your lease and your obligations

Schedule of Condition for London landlords

By hiring our RICS surveyors to prepare a Schedule of Condition, you can:

  • Gauge your property’s overall condition
  • Protect yourself against financial losses
  • Ensure your tenant respects your lease terms
  • Hold the right people responsible for any damage

Party Walls Schedule of Condition

A party wall ‘schedule of condition’ is simply a snapshot in time of the Adjoining Owners property. Party wall surveyors will visually inspect the walls, floor and ceiling surfaces in a neighbouring property. Often, visible parts of the external building envelope are also scheduled. Where a property has a garden, the gardens are sometimes scheduled in addition. The extent of the areas looked at will depend on the scope of the ‘notifiable’ works being carried out. For example, the basement of a four storey building is unlikely to be scheduled, if the ‘party wall works’ solely comprise repairs to a roof parapet next door.

Harding's View by Julia King

"There can be numerous reasons to carry out a schedule of condition. It provides a point of reference of the condition of a property, at a given date.

The Schedule of Condition could be undertaken at the commencement of a Lease or otherwise before nearby building work starts. It protects the owner or occupier of the property where the schedule of condition is being undertaken. A point of reference exists, if later building works cause damage. It also protects the instigator of the building works as It can lessen the risk of spurious claims of damage.

On the basis that a schedule of condition needs to be undertaken, the adjoining owner is contacted to ask if access can be afforded to their property. The current address as detailed on the H. M. Land Registry is usually used. It is therefore important for property owners to keep their Land Registry entries up to date and if need be, they can update the property entry with a revised address for service. Some more recently conveyed properties, whose records are held with the H. M. Land Registry provide an email address for such purposes.

If, for whatever reason, an adjoining owner does not allow access to their property for a schedule of condition to be undertaken, a schedule of condition can be undertaken from the public highway. Usually where an owner does not provide access for whatever reason, then the owner concerned is written to again, to clarify and generally confirm that they would not be able to substantiate any claims of damage if the damage occurred in a location that had not been accessed as part of the schedule of condition. This can sometimes act as an incentive for a property owner to provide access to their property.

It is also not unheard of for properties to be tenanted, and for tenants not to pass on written correspondence addressed to their landlord or to the property freeholder to the named recipient of those letters. This goes back to the earlier comment about ensuring that Land Registry entries are kept up-to-date. Otherwise, it is feasible to have a permanent redirection of mail. This is so that an owner will always be forwarded mail that is addressed to them at a property which they own.

If the instigator of building works is concerned about a specific property or the condition that it is in, then they could seek their own advice about whether a site-specific insurance policy is appropriate. It could cover potential risks such as third-party claims of damage. Insurance advice would need to be sought from a specialist. Most Chartered Surveyors do not have appropriate insurance to cover advice on insurance related matters.

Provided correspondence is issued to relevant owners in a way where postage can be verified, then the instigator of building works has been reasonable in offering a schedule of condition.

Sometimes schedules of condition are offered for ‘neighbourly’ reasons. Even if the Party Wall etc., Act 1996 does not apply to those proposed works. This may be the case if deep excavations are proposed, and those excavations have a ‘zone of influence’ which could affect nearby properties. This is more likely to be the case on larger schemes with numerous storeys below ground, or schemes involving tunneling. In other words, the offer of a Schedule of Condition is made, to be neighbourly.

We are sometimes asked whether Statutory Undertakers, such as gas, water, and electricity companies, are obliged to compile schedules of condition, if they are excavating for trenches, cables, or other infrastructure below ground. Usually, statutory undertakers have a dispensation from needing to serve notice under the Party Wall Act., 1996 to nearby property owners, for excavations in proximity to nearby structures.

However, if specific criteria arise on a project (an example I could give is if there is a Heritage Asset such as a sizeable Brick wall nearby of a certain vintage) then there is nothing stopping a nearby property owner approaching the Statutory Undertaker concerned, and agreeing with them, whether a schedule of condition would be a prudent exercise in order to protect both owners’ interests. It would be between the property owner and Statutory Undertaker concerned to agree the scope of any schedule of condition and who pays for same.

In most instances the statutory undertakers do not own the land that they are excavating, but have a right to lay infrastructure, on or under it. This does not therefore make them an ‘Owner’ as defined by the Party Wall Act and, negates the need for them to have to serve Notices under the Party Wall Act on Adjoining Owners."

Recent Reviews from Harding Chartered Surveyors

Alaa provided a very thorough report in a short time scale. He is professional, competent and very supportive post survey. Recommended.
Franco Pagliari
01:39 10 May 22
Great service from start to finish. The report covered all areas and included elements that we didn't think off.We will be using the services again if needed
Jason Golding
10:51 01 Apr 22
Really outstanding sevice by Al. Very responsive and couldnt do enough to help.
Lewis Nurcombe
13:02 08 Mar 22
Professional and courteous. Thank you for your service.
D Alwan
19:02 19 Feb 22
Overall very pleased with service provided and costs for a recent RICS property valuation as staff were very helpful and accommodating, I would have no hesitation to recommend.
Ian Newman
18:08 19 Feb 22
Great service. We have done quite few surveys in the last 20 years and a recent one in Cotswolds that was not comparable with the one done from Harding Charted Surveyors. This was extremely precise and in much details with a lot of photos. Alaa Ali was helpful in explaining and answering all our questions and available in a very short amount of time. Highly recommended
Monica Cereda
16:48 10 Feb 22
Very professional, knowledgeable and efficient service from Harding. My surveyor (Al) - was very thorough, he took time to review my property internally and externally, discuss in detail the current situation and then followed up with an excellent detailed report and commentary. His inspection and work have given me vital and essential documentation on my property for now and the future. Thank you Al and I would highly recommend this organisation.
Nick Gee
13:01 03 Feb 22
Alaa is a very nice, helpful and knowledgeable, patient person. He was willing to spend time with me to go through the report in detail and provide me recommendations for any problems. Very professional service and highly recommended.
May Yao
16:56 21 Dec 21
Having recently been provided with a New Build Snagging ReportI would like to praise the administration staff for their prompt and professional communication.Similarly I am very pleased with the work that Alaa Ali has done in producing the Snagging report -it is a very comprehensive and detailed report and he has also made further recommendations on how to improve specific areas of the property to avoid potential problems un the future.
Chloe Avraamidou
22:03 02 Dec 21
Very quick service, extremely thorough survey, excellent communication via phone and email. 10/10 would unreservedly recommend.
Alex Macleod
10:16 19 Nov 21
Incredibly efficient and professional service. Survey report was very through and helpful in identifying areas of work needed to be undertaken urgently, together with a ball park cost. Speed with which they undertook the survey and turned around the report ensured the transaction kept to the tight timeline set by the vendors. Can 100% recommend them.
Jonathan Biggs
13:25 31 Aug 21
Very in depth and comprehensive survey
Vivek Thanki
19:58 18 Aug 21
Very good communication and fast turnaround! I highly appreciated their service.
Juriana Spierenburg
13:34 02 Jul 21
Professional, helpful, friendly, prompt, value-for-money. I cannot speak highly enough of their thoroughly excellent and efficient service - in particular I really commend Kate's quick and friendly service (I always heard back same day on any query), and Jason's thorough but clear survey (he also phoned me to talk through report as well as submitting formal in writing).
Alex Durbidge
13:09 10 Jun 21
A very helpful, competent and customer-oriented team. Thank you for a great job.
Umar Manzoor
03:11 02 Jun 21
timely & friendly service. thank you
Ilian Walker
08:28 24 May 21
Very quick and efficient, building survey was completed within a very short space of time and the report was delivered the following day. Very satisfied with the service.
James McDonald
16:42 30 Apr 21
We received a a very detailed and informative survey report and were very happy with the service provided by the friendly and knowledgeable team!
Vishal -
12:20 23 Apr 21
A FRIENDLY, PROFESSIONAL AND EFFICIENT SERVICE.I needed a probate valuation for a property, I used a search to locate Hardings and they seemed to fit the bill. I am pleased that I did come across them. From the first contact to receiving the report everything was efficient and straightforward. The survey was thorough and informative and the report clear and concise, the fee was reasonable. I have no hesitation in recommending them.
12:14 31 Mar 21
Very professional, friendly and helpful. I would definitely use them again.
Camilla Horsfall
13:18 02 Mar 21
The homebuyer's report carried out by Harding Chartered Surveyors was clear informative and timely. The level of detail was just what I needed in order to appreciate what the property needed doing and to help me with my decision to proceed with the purchase process.
Sara Thomas
09:07 19 Jan 21
Really helpful, made the process easy and really efficient service even though it was over the holiday period. Would def recommend / use again
Aimee Glensor
19:09 08 Jan 21
Kate is very responsive and also took time to advise me on the phone at the very beginning. Scott Ingham did our report. It was thorough and informative. Felt in safe professional hands throughout.
Claudio Mascolo
18:24 30 Nov 20
Fast responses from Kate were much appreciated. Thanks to Jason for undertaking the inspection.
Farid Malik
11:24 11 Nov 20
Scott completed a survey for me on a flat purchase and both he and Kate were great - very quick to respond, knowledgeable, thorough and happy to address any additional questions I had. Would definitely recommend and use them again.
Martina Glaser
17:56 28 Oct 20
Prompt service and a detailed report
John Dennis
17:24 28 Oct 20
David Toogood produced a very thorough survey, and was extremely helpful and friendly in giving us balanced and clear advice. His in-depth report was detailed and painstaking, with lots of illustrative photos. the survey was a not inconsiderable expense, but one that we feel is fully justified by the quality of work produced.Recommended!
15:12 17 Oct 20
I requested Harding to provide a valuation for a lease extension. Albert Wellington was in charge of my property and he was extremely professional and helpful in addressing all my concerns. I would recommend him and the company with no hesitation.
Bene Walters
10:47 05 Oct 20
I was very impressed with how quickly Harding's got my survey booked in a and the surveyor was very responsive to the questions I had following the report. Very professional.
16:16 26 Sep 20
A very efficient, timely and thorough service for us, as we go through the house buying process. I'd definitely use them again.
Claire Brown
14:17 19 Aug 20
Very satisfied with service. Report was delivered promptly and provided the information we needed.
Nicholas R.
10:05 23 Jul 20
Very impressive. I was struggling to book a survey quickly as most Surveyors time frames were three weeks. Kate was very helpful and booked in a survey on the following day. What was more impressive was the report was ready the next day. Highly recommend.
Nathan Stewart
08:02 22 Jun 20
Excellent service; professional, helpful, communicative and courteous as well as relatively quick. I would highly recommend.
Richard Denison Gay
14:49 02 Jun 20
A big thank you to Kate, Max and Lee at the Fulham Office for their engagement and professionalism in undertaking a recent survey at Greenwich. We were very appreciative of the ease of access to those involved in the work and the very friendly attitude. best of luck. Bill
William G. O'Neill
23:03 24 Apr 20
Harding Chartered Surveyors were recommended to me as I needed a property valuation to be completed. They kept me up-to-date throughout the process, were professional and a pleasure to deal with.
nicola handley
20:58 11 Feb 20
Very efficient and professional. I had my survey few months ago before buying my house and I am still following the advice from the survey to fix and repair what needed. I dealt with Scott Ingham and I think he worked very accurately and checked everything very carefully. Highly recommended.
Marianna Ciampa
14:25 30 Jan 20
Needed a valuation for a property purchase and can honestly say the service was 1st class from start to finish. Queries were dealt with promptly and followed up via telephone to make sure I was happy with the responses.The team are extremely knowledgeable.Thank you Kate, Albert, David and the rest of the team I will definitely use the company again.
Amel Ahmed
16:15 13 Nov 19
Harding's were great - very responsive, gave a very clear and detailed report and were happy to run through their comments with me over the phone.
Millie Jones
16:07 30 Oct 19
Brilliant thorough service!
Emma Goldschmidt
16:21 01 Oct 19
Dealt with James Brook, very efficient and professional, James had the report sent out to us within 24hrs. would highly recommend.
Harry Coaker
09:46 22 Aug 19
Harding Chartered Surveyors are a very professional business who handled a challenging task for us with ease. I highly recommend them and will be using their services again.
David Good
10:34 20 Jul 19
Very efficient service and very detailed report. We are very satisfied.
Karen Ng
22:30 01 Jul 19
Really quick turn around and professional service.
Lily Kwong
10:38 24 Jun 19
The surveyor turned up on time as planned to survey the roof, both inside and out, then was happy to discuss it all with us afterwards. Bit tricky in high winds. Report arrived 2 days later, just what we needed. Professional and thorough. Recommended.
Kevin Loughlin
20:27 28 Mar 19
Quick, responsive and very thorough. Would definitely recommend Hardings to others, and will come back to them the next time I need a survey completed.
Jon Brennan
09:44 01 Mar 19
Quick, efficient and excellent service. Came as a recommendation from a friend and we’d happily recommend too.
Abi and Andy La Fontaine
20:57 20 Feb 19
Thorough and professional surveyors. Very happy with their service. Highly recommended.
Giulio Pepe
16:25 16 Dec 18
Good, thorough, and promptly scheduled homebuyer survey in Fulham. The surveyor called me and explained everything clearly.
Simon Wilson
15:54 10 Nov 18
I highly recommend David. Very good technical knowledge. He was always available for our questions, which included a detailed call on the same day as the survey. The written survey report was clear, detailed and included pictures and estimates of the cost of repairs.
Daniel Vernazza
10:41 29 Apr 18

Discuss your Schedule of Condition with us Today

If you have any questions about the Schedule of Condition or want to know how our independent Chartered Surveyors can help you, don’t hesitate to contact us on 020 3598 6730 to speak with a qualified surveyor directly. We’ll gladly arrange a free consultation at a time that suits you. If you are looking for a survey or need a Chartered Building Surveyor, then please click here for more information. Our Chartered Surveyors would be more than happy to assist you with your enquiry.