Schedule of Condition Surveys
Independent RICS photographic and written records of a property's condition — annexed to leases, Party Wall Awards, and pre-construction files. Protecting tenants, landlords, and developers across London and the South-East.
Request a quote
A factual record of a property's condition at a single point in time.
A Schedule of Condition is a detailed, impartial record of a property as it stands on a specific date. It does not diagnose, advise, or recommend remedial works — it simply records. Written descriptions, element by element, supported by high-resolution photographs of every accessible part of the building.
Its purpose is evidential. Annexed to a lease, a Party Wall Award, or held on file before construction, it creates a baseline. If a dispute arises later over who is responsible for a defect, the schedule settles it. Without one, commercial tenants are routinely held liable at lease end for repairs they did not cause.
Most of our Schedules of Condition are instructed in one of two situations: a tenant taking on a commercial lease, or a building owner documenting neighbouring properties before construction work. We also produce them for landlords letting new space, and for sale-and-leaseback transactions where both parties need a record at handover.
Four situations where a schedule pays for itself.
Taking a commercial lease
Record the condition of the unit before lease commencement. Cap your repair liability at dilapidations stage.
Party wall matters
Document the adjoining property before construction begins. Annexed to the Party Wall Award.
Pre-construction record
Baseline the condition of neighbouring properties before major works, whether or not the Act applies.
Sale and leaseback
Record the property’s state at the point of disposal, protecting both vendor and incoming tenant.
Every Schedule of Condition we prepare.
Comprehensive enough to stand up in a dilapidations dispute. Clear enough for a solicitor to append to the lease without reformatting.
- Element-by-element written description of the property’s condition
- High-resolution photographs with clear annotations
- Internal and external elevations, floors, ceilings, services, grounds
- Notation of existing defects, wear, and damage
- Plans and floor layouts where required
- Supplementary video walkthrough on request
- Report prepared in a format ready to annex to your lease or Award
- Prepared, signed, and dated by an RICS Chartered Surveyor
From enquiry to signed schedule in under two weeks.
Enquiry
Submit your property details and the reason for the schedule. We price it within one working day.
Instruction
Accept the quote, sign terms of engagement, and we arrange access with the landlord or agent.
Inspection
A Chartered Surveyor attends site, photographs every accessible element, and records condition systematically.
Draft schedule
We compile the written and photographic record, cross-reference it, and issue a draft for your review.
Final report
Signed, dated, and delivered in PDF — ready for your solicitor to annex to the lease or Award.
Fees scale with floor area and complexity.
Indicative starting fees below. All fees exclude VAT. For an accurate figure, request a free quote and we'll price it within one working day.
Small commercial unit
Typical retail, small office, and single-storey industrial units.
Medium commercial unit
Multi-floor offices, larger retail, restaurants, and mixed-use spaces.
Large or listed buildings
Heritage buildings, listed buildings, portfolios, and structurally complex sites.
A Grade I listed Victorian church, Shoreditch.
A food hall operator approached us to carry out a RICS Schedule of Conditions survey on St Michael and All Angels Church on Leonard Street, Shoreditch. One of just six Grade I listed buildings in Hackney, designed by James Brooks and completed in 1865.
Our team inspected the property on 9 March 2026. The schedule ran to over 100 photographs documenting every accessible area, from the nave and aisles to the cellar vaults beneath the building — structural cracking to internal masonry, deterioration of the timber roof structure, water ingress at cellar level, and defective cast-iron downpipes all captured and recorded.
The schedule of condition was the first phase of a wider instruction: we continue to assist with planning, valuation, and fit-out advisory as the project moves forward.
Read the full case study
Schedule of Condition, answered.
Taking a lease? Signing an Award? Protect your position.
An independent Schedule of Condition is the single cheapest insurance against dilapidations disputes. RICS-regulated, impartial, and delivered in under two weeks.