What a schedule of condition is
A schedule of condition is a record of the existing state of a building, made before work starts nearby. It is written and photographed: walls, ceilings, floors, finishes, existing cracks and marks, inside and out, wherever the work could have an effect.
It becomes part of the party wall award, or stands on its own where a neighbour has consented without one.
Why it matters
Building work can cause damage. It can also be blamed for damage that was already there. Without a record, a claim turns into one person’s word against another’s, and the builder, the building owner and the neighbour all lose time and money.
With a schedule of condition:
- the neighbour can show what was there before the work began
- the building owner can show that a hairline crack in the hall predates the scaffold
- the surveyors can decide quickly whether a reported problem is new
What is recorded
- External walls, chimneys, roofs and boundary walls facing the work
- Internal walls, ceilings, floors, stairs and finishes in the rooms closest to the work
- Existing cracks, stains, movement and previous repairs, measured and photographed
- Anything unusual, such as sloping floors or older underpinning
How it works
- You instruct us and we agree the scope in writing.
- We arrange a convenient time to visit the property that is being recorded.
- A surveyor inspects, measures and photographs, then writes the schedule.
- The schedule is served on both owners, and any corrections are agreed.
- It is attached to the party wall award, or kept with the consent, as the benchmark for the project.
Fixed fee
Our schedule of condition is £350, with no VAT. See how our fixed fees work.
Questions about schedules of condition
Do I need a schedule of condition if my neighbour has consented?
It is not required, but we recommend it. Consent means there is no award, so without a schedule of condition neither owner has proof of what was there before. A £350 record is cheap protection against an argument about a crack.
How long does the survey take?
It depends on the size of the property and how much is affected, but for a typical house it takes a few hours on site. We then write it up and serve it on both owners.
Who pays for it?
As a general rule the building owner pays, because the work is for their benefit. If you are the neighbour, you should not normally be asked to pay for a schedule of condition of your own home.
Does it cover the building owner’s property too?
The usual focus is the adjoining property, because that is where a damage claim could arise. If the neighbour’s own work could affect your building, the record can cover that too. We agree the scope with you first.