Schedule of condition
A detailed photographic and written record of a property's condition before nearby building work starts, so any later damage can be identified fairly.
About this service
A schedule of condition is a detailed, dated record of a property's condition before nearby building work begins. We go through the relevant rooms and elevations, photograph and describe existing cracks, stains and defects, and record crack widths where they matter. If damage is alleged later, both sides can compare the property against an agreed starting point instead of arguing from memory.
London's density makes this especially important. Terraced and semi-detached houses share party walls, and a neighbour's basement, rear extension or loft conversion can cause minor cracking a few metres away. Older plaster already shows hairline cracks, so without a record it is very hard to say what is new. A clear schedule protects the owner next door and the person doing the work in equal measure.
Schedules are often required under a party wall award, but they are equally useful outside that process, for instance when a contractor wants a record before demolition, or when a road or utility scheme is planned nearby. Fees start from £350 + VAT. The document is factual and neutral by design, which is what makes it valuable to both parties if a dispute ever arises.
When you need it
- A neighbour is about to start building work, basement digging or demolition
- A party wall award requires a schedule of condition
- You're a contractor and want a record before starting work
What's included
- Room-by-room inspection of the relevant areas
- Photographs and descriptions of existing cracks and defects
- Crack widths recorded where relevant
- Agreed copy for both parties
How it works
- Confirm the scopeWe agree which rooms, walls and external areas are likely to be affected by the nearby works, who the schedule is for, and the fixed fee in writing.
- Arrange accessWe book a convenient time with the occupier. Where a party wall surveyor is involved, we coordinate so the record suits the award and both sides know when it takes place.
- Room-by-room recordThe surveyor works systematically through each agreed area, photographing walls, ceilings, floors and external faces, describing each defect and its position, and measuring crack widths where relevant.
- Issue and agreeYou receive the schedule of condition with photographs. A copy is provided for the other party so both hold the same record, ideally agreed before works begin.
What you receive
Getting a schedule of condition that will stand up later
A schedule is only useful if it is clear enough to compare against. Vague notes such as 'minor cracking throughout' are almost worthless in a dispute. Good schedules identify each defect by room, wall and position, give approximate widths and lengths, and use photographs that can be repeated. Timing also matters: the record should be made shortly before works start, not months earlier, and the other side should receive a copy promptly. Our guide to the Party Wall etc. Act 1996 explains where schedules fit in the notice process.
Our schedule records condition, not causes, so it does not give an opinion on why existing cracks formed. If you are worried about a crack before works start, a separate structural inspection is the right step. If you also need notices served, our party wall notices and schedule of condition service combines the two. For basement projects, the ground movement and damage assessment predicts likely effects on neighbours.
Not included
- Opinion on causes of existing defects
Projects that used this service
Frequently asked questions
Who pays for a schedule of condition under the Party Wall Act?
Usually the building owner carrying out the works pays, as the schedule forms part of the party wall process for their project. Outside the Act, either side may commission one. A contractor, for example, may want a record of neighbouring properties before starting, to protect against unfounded claims.
Is a schedule of condition a legal requirement?
It is not a general legal requirement, but party wall surveyors usually prepare or rely on one before notifiable works start, and it is strongly recommended whenever significant work is planned next door. Without it, establishing whether damage was caused by the works becomes very difficult for both owners.
What happens if damage appears after the works?
The property is re-inspected and compared with the schedule. New cracks or widened existing ones are identified and recorded. Where the Party Wall etc. Act 1996 applies, the surveyors decide on repairs or compensation under the award. Outside the Act, the schedule gives both parties clear evidence to resolve the matter.
How long before building work should a schedule of condition be done?
As close to the start of works as is practical, ideally within a few weeks. A schedule made long before work begins may miss defects that develop naturally in the meantime, such as seasonal cracking on clay, which weakens it as evidence. We can usually arrange a visit to fit the contractor's programme.