Schedule of condition

A Schedule of Condition is a written and photographic record of a property’s condition at a particular point in time, usually before nearby building work begins. It documents existing features and defects, such as cracks, damaged plaster, loose brickwork and other visible issues. This provides a useful record if questions arise about whether subsequent damage was caused by construction work. The government’s Party Wall Act explanatory booklet explains how a Schedule of Condition can help establish the condition of a neighbouring property before work starts.

You can prepare your own record of a property’s condition by taking photographs and making written notes. However, a professionally prepared Schedule of Condition can provide a more thorough and structured record, particularly where nearby construction work could affect your property. A surveyor can inspect relevant areas, document existing defects and provide clear descriptions alongside dated photographs. This can be particularly useful if a dispute about damage arises later.

A Schedule of Condition can be prepared by a suitably experienced building surveyor or other property professional with the relevant inspection skills. For work covered by the Party Wall etc. Act 1996, a Party Wall Surveyor can advise on the appropriate scope of the inspection and prepare a record of the neighbouring property’s condition. The surveyor should have experience identifying and documenting defects so that the record is useful if damage is alleged after construction begins.

A Schedule of Condition is usually a written report containing descriptions of the property’s existing condition, supported by dated photographs. Depending on the property and the proposed works, it may cover internal walls, ceilings, floors, windows, doors, external brickwork, boundary walls, gardens and other areas that could be affected. Each relevant area is documented so that existing defects can be identified and compared with the property’s condition after the work has taken place.

A Schedule of Condition should generally be completed before construction work begins, particularly where the proposed work could affect a neighbouring property. This allows the surveyor to record existing defects before any potential impact from the works occurs. It can be particularly valuable before basement excavations, structural alterations, extensions and other substantial building projects close to neighbouring properties.

Although a Schedule of Condition is not a statutory requirement under the Party Wall etc. Act 1996, it can be a useful precaution when building work could affect a neighbouring property. The RICS professional standard on Party Wall legislation and procedure provides further professional guidance on Party Wall matters.

A Schedule of Condition does not prevent damage from occurring or automatically determine who is responsible for it. Instead, it provides evidence of the property’s condition before work begins. If damage is identified afterwards, the original record can be compared with the property’s current condition to help assess whether the damage is new and whether further investigation is needed. Responsibility for any damage will depend on the circumstances and available evidence.

The time required depends on the size and condition of the property, the number of areas that need to be inspected and the complexity of the proposed building work. A smaller property may require a relatively straightforward inspection, while a larger building or a property with several areas potentially affected by construction may need more time. The surveyor will then need to organise the inspection findings and photographs into a clear report.

The cost of a Schedule of Condition depends on factors such as the size of the property, the extent of the inspection, access requirements and the complexity of the proposed works. A straightforward residential inspection will generally involve less work than a large property or a complex development. It is best to obtain a quotation based on the property and the areas that need to be recorded before construction begins.

If your neighbour is planning building work that could affect your property, arranging a Schedule of Condition before work starts can be a sensible precaution. It creates a record of existing defects and the general condition of relevant areas, helping to reduce uncertainty if damage is reported later. If the work falls within the Party Wall etc. Act 1996, a Party Wall Surveyor can advise on the appropriate procedure and whether a Schedule of Condition would be beneficial.