Why is it Important under the Party Wall Act?

A Schedule of Condition Survey records the existing state of a property before nearby works begin. It includes detailed photographs and notes of cracks, defects, and finishes — providing essential evidence should damage be alleged later.

Whether you’re a homeowner planning an extension or a landlord preparing a lease, this document protects both parties.

At Christopher Anthony Surveyors, we prepare clear, dated, and geo-tagged reports within 48 hours — forming a crucial part of any Party Wall Award.

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What is a Schedule of Condition?

A Schedule of Condition (often called an SOC) is a written and photographic record of a property’s condition at a specific point in time. It forms part of the Party Wall Award where works fall under the Party Wall etc. Act 1996.

The surveyor visits the adjoining property and records existing defects such as cracks, damp patches, or other signs of wear. This ensures that if new damage occurs as a result of the notifiable works, there is a clear baseline for comparison.

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Why is a Schedule of Condition Important?

Without a Schedule of Condition, it can be difficult to prove whether a defect existed before the works began. Disputes often arise between neighbours over cracks or other issues that appear during or after construction.

By having a detailed SOC in place:

• Building Owners are protected against false claims.
• Adjoining Owners have confidence their property is safeguarded.
• Surveyors have clear evidence to assess whether damage has been caused by the works.

Put simply, a Schedule of Condition is about fairness and protection for all parties involved.

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What Does a Schedule of Condition Include?

Every Schedule of Condition is tailored to the property, but typically includes:

• Photographic record – a room-by-room and external set of high-quality photos capturing current condition.
• Written notes – a detailed description of walls, ceilings, floors, doors, windows, roofs, and external areas.
• Defects recorded – such as cracked render, loose tiles, damp, hairline cracks, or uneven finishes.
• Structural elements – observations on walls, beams, chimney breasts, and external boundary walls.

For example, in a Schedule of Condition survey we carried out in 2021, we recorded:

• Hairline cracking in plaster ceilings.
• Loose and cracked floor tiles in a kitchen area.
• Evidence of historic damp and minor mould in corners.
• External render cracking and uneven brick pointing.

This level of detail means there is little room for disagreement later.

You can see for yourself by downloading a real example: Download Sample Schedule of Condition Report.

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When is a Schedule of Condition Needed?

Schedules of Condition are not just for Party Wall matters. They are valuable in a range of situations:

Residential Party Wall Works

• Extensions and loft conversions.
• Basement excavations.
• Removal of chimney breasts or load-bearing walls.

Other Construction Projects

• Large refurbishments, structural changes, or works close to neighbouring properties.

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Why Use a Surveyor for a Schedule of Condition?

While anyone could take photos, only a qualified Party Wall Surveyor can prepare a Schedule of Condition Survey that stands up in a legal context under the Act. Surveyors know what to look for, how to describe defects in professional terms, and how to present the report as part of a Party Wall Award.

At Christopher Anthony Surveyors, all our Schedule of Condition reports are:

• Independent and impartial.
• Carried out in accordance with professional standards.
• Accepted as reliable evidence under the Party Wall etc. Act 1996.
• Regulated by the Residential Property Surveying Association

You can also find out more about our dedicated service here: Schedule of Condition Surveys.

Get Your Online Party Wall Quote

If you are planning works and want to know exactly what your costs will be, use our new Online Party Wall Quote tool.

It is quick, simple, and gives you a clear guide to what you will pay, based on your project and the number of neighbours affected.

Or see our full Party Wall Pricing page for more details.

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Learn More

If you are planning works in London that may fall under the Party Wall Act, our team can help.

We carry out Schedule of Condition surveys across Hackney and beyond. Learn more on our Party Wall Surveyor Hackney page.

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service

For example, in a recent instruction at Wood Lane Surgery, Ruislip, our surveyors recorded the full condition of the property

Planning building works near a neighbouring property often raises one key question — how much does a Party Wall Survey cost?

At Christopher Anthony Surveyors, we believe in transparent, fixed-fee pricing. The cost depends on the type of project, the number of neighbours, and whether they consent or dissent under the Party Wall etc. Act 1996.

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Typical Party Wall Survey Costs

Here is a breakdown of the most common costs involved:

• Party Wall Notices: £50 per notice (including explanatory notes, stamped envelope, and follow-up ten-day notices if needed). Find out more about our Party Wall Notice service here.
• Land Registry Searches: £7 per title register to confirm ownership details.
• Schedule of Condition (SOC): £350 + VAT for a clear record of the neighbouring property’s condition before works begin.
• Party Wall Award: £699 + VAT as Building Owner Surveyor (excluding underpinning and basement works). Reduced rates apply for multiple awards.

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Real-Life Example: Extension with Two Neighbours

Let’s look at a typical scenario.

A Building Owner in North London planned a rear extension. Their property adjoined two neighbours, one on each side.

Here’s how the costs added up:

• Party Wall Notices: 3 notices served – £50+VAT total
• Land Registry Searches: 2 neighbours’ titles + the Building Owner’s title = 3 x £7 = £21(NO VAT)
• Neighbour 1 (Consented): Requested a Schedule of Condition – £350 + VAT
• Neighbour 2 (Dissented): Appointed us as Agreed Surveyor – £699 + VAT

Total Cost: £1,099 + VAT (£1,318.80) + £21 disbursement TOTAL FEE £1,339.80

This example shows how the Party Wall Survey Cost can change depending on whether neighbours consent or dissent (which requires a Party Wall Award).

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Why Party Wall Survey Costs Vary

Party Wall Surveying costs are influenced by:

• The number of adjoining owners
• Whether they consent or dissent
• The type of works (extensions, loft conversions, basement works, etc.)
• Whether one surveyor (Agreed) or two surveyors are appointed

At Christopher Anthony Surveyors, we aim to keep costs fair and transparent, with reduced rates for multiple awards where duplication can be avoided.

For a full breakdown of our fees, visit our Party Wall Surveyor Pricing page

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Get Your Online Party Wall Quote

If you are planning works and want to know exactly what your costs will be, use our new Online Party Wall Quote tool.

It is quick, simple, and gives you a clear guide to what you will pay, based on your project and the number of neighbours affected.

Or see our full Party Wall Pricing page for more details.

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Learn More

If you are planning works in London that may fall under the Party Wall Act, our team can help.

Government guidance: Party Wall etc. Act 1996

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service

When carrying out building works near a shared boundary, the Party Wall etc. Act 1996 requires that you serve a valid Party Wall Notice. But what makes a notice valid?

A proper Party Wall Notice must include:

• The full names and addresses of both the Building Owner and the Adjoining Owner(s).
• A clear description of the proposed works, including structural changes or excavation.
• The address of the property where the works will take place.
• The proposed start date of the works.
• The date of service and the signature of the Building Owner (or their authorised representative).
• For excavation or structural works, drawings or plans should be provided.
• It must be served correctly — either by hand, post, or another method allowed under the Act.

Why It Matters

If a notice is invalid, your works could be delayed, and you may need to re-serve it, costing you valuable time. A valid notice ensures your project remains compliant and helps avoid unnecessary disputes.

Why Use a Party Wall Surveyor?

While it’s possible to draft a notice yourself, mistakes are common — and an invalid notice can cause costly delays. By instructing a qualified surveyor, you can be confident that your notices are correct, compliant, and served properly. At Christopher Anthony Surveyors, we prepare and serve notices on behalf of our clients, ensuring the process is smooth from the start.

Find out more about our Party Wall Notice service here.

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Learn More

If you are planning works in London that may fall under the Party Wall Act, our team can help.

Government guidance: Party Wall etc. Act 1996

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service

Introduction

Thinking about a loft conversion, kitchen extension, or basement project in London or Hertfordshire? Alongside planning permission and building regulations, there’s another legal requirement you may need to deal with: the Party Wall Award.

Also known as a Party Wall Agreement, this is the document that ensures your building works proceed legally and fairly when they affect a shared wall or a neighbour’s property. It may sound daunting, but with the right advice, the process is straightforward and designed to protect everyone involved.

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When Is a Party Wall Award Required?

Under the Party Wall etc. Act 1996, you must serve a Party Wall Notice before carrying out certain types of work, including:

• Loft conversions involving steel beams into a party wall
• Extensions with foundations close to a neighbour’s property
• Removing a chimney breast shared with a neighbour
• Building new walls on or astride a boundary

If your neighbour consents to the notice, you can usually start work without a formal Award. However, if they dissent or fail to reply, then an Award becomes legally required before works can begin.

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What Does a Party Wall Award Contain?

A Party Wall Award sets out the rules of engagement for your building project. It typically includes:

1. Schedule of Condition – a detailed record (written and photographic) of the neighbour’s property before works begin.
2. Description of Works – drawings, structural details, and a method statement.
3. Working Conditions – permitted hours, protective measures, and access arrangements.
4. Liability and Costs – who pays for surveyors, and how any damage will be dealt with.

This ensures that both Building Owner and Adjoining Owner have clarity and protection before the first brick is removed.

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Why Is a Party Wall Award Important?

A Party Wall Award isn’t just a formality – it brings real benefits:

• Legal compliance – keeps your project within the law.
• Protection – ensures your neighbour’s property is safeguarded.
• Dispute resolution – prevents arguments escalating into costly legal battles.
• Peace of mind – both owners know their rights and obligations from the outset.

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Can I Do It Without a Surveyor?

While you can serve your own Party Wall Notice, you cannot draft your own Award. The Act requires an impartial Party Wall Surveyor to prepare it.

Trying to bypass this step is risky — if your notice or agreement is invalid, you may face project delays, disputes, or even legal costs.

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How Long Is a Party Wall Award Valid?

A Party Wall Award is normally valid for 12 months from the date it is served. If you do not start works within that time, you may need to serve fresh notices and obtain a new Award.

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Why Use Christopher Anthony Surveyors?

At Christopher Anthony Surveyors, we specialise in Party Wall matters across North London and Hertfordshire. As members of the Faculty of Party Wall Surveyors (FPWS) and RPSA, we provide:

• Fixed-fee, transparent pricing
• Fast turnaround of notices and Awards
• Detailed and accurate Schedule of Condition surveys
• Clear advice and communication throughout the process

We act for both Building Owners and Adjoining Owners, ensuring your rights are protected and your project runs smoothly.

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A Party Wall Award is not an obstacle but a safeguard. It protects your property, your neighbour’s property, and your project. By appointing a professional Party Wall Surveyor, you ensure the process is handled legally, fairly, and efficiently.

Learn More

If your project is in Hackney, our Party Wall Surveyor Hackney page explains the local process in detail.

Government guidance: Party Wall etc. Act 1996

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service

When you’re planning building works that fall under the Party Wall etc. Act 1996, choosing the right surveyor is one of the most important decisions you’ll make. At Christopher Anthony Surveyors, we believe in combining professional expertise, clear communication and fair pricing to give our clients confidence from start to finish.

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Our Clients’ Feedback Speaks Volumes

We’re proud that much of our work comes through recommendations and referrals. Our clients consistently highlight our:

• Professionalism and reliability
• Clear explanations of a complex legal process
• Fast turnaround on notices and awards
• Transparent fixed fees

These reviews aren’t just words — they are real stories of property owners who wanted peace of mind while protecting their homes and investments.

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Expertise and Experience You Can Rely On

As members of both the Residential Property Surveyors Association (MRPSA) and the Faculty of Party Wall Surveyors (MFPWS), we follow the highest standards of professional practice.

Our experience includes:

• Residential extensions and loft conversions
• Large-scale commercial projects
• Acting for both Building Owners and Adjoining Owners
• Preparing detailed Schedules of Condition to avoid disputes

This breadth of experience means we know how to anticipate issues, resolve disputes efficiently, and protect your property at every stage.

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A Personal and Transparent Approach

We understand that every project is unique — and so is every client. That’s why we offer:

• Fixed fee pricing from just £699 + VAT for Building Owners
• Transparent Notice service for only £50 + VAT plus Land Registry fees
• Tailored advice based on your property, project and neighbour situation
• Reduced rates for multiple Adjoining Owners to help keep costs down

Our role isn’t just to apply the Act — it’s to give you confidence, safeguard your property, and ensure that relationships with neighbours remain constructive wherever possible.

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Why Homeowners and Developers Trust Us

• We combine local knowledge of North London and Hertfordshire with professional regulation.
• We provide clear written reports and keep clients updated at every stage.
• We act quickly so your project doesn’t face unnecessary delays.
• We genuinely care about protecting our clients’ homes, businesses and investments.

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Ready to Appoint a Surveyor?

We’d be pleased to guide you through your next project.

• Call us on 020 3727 5195
• Send us your plans via our contact form
• Or download our Letter of Appointment and send it to us with your drawings

With Christopher Anthony Surveyors, you’ll always know where you stand.

Under the Party Wall etc. Act 1996, a Party Wall Surveyor is defined as “any person not being a party to the matter appointed or selected under section 10 to determine disputes.”

In practical terms, this means the surveyor is an independent professional appointed to administer the Act and protect the interests of both property owners when building works affect a shared wall, boundary, or neighbouring structure.

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Key Responsibilities of a Party Wall Surveyor

A Party Wall Surveyor has several important roles:

• Advising the Owners – explaining their rights and responsibilities under the Act, and guiding them on the correct process.
• Assessing the Proposals – reviewing drawings, calculations, and construction details to ensure the works are safe and compliant.
• Negotiating with the Other Surveyor – if both parties appoint their own surveyors, they will work together to resolve any disputes.
• Preparing the Party Wall Award – this impartial document sets out how and when the works are to be carried out, ensuring the neighbour’s property is safeguarded.

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The Schedule of Condition

One of the most time-consuming but essential tasks is preparing a Schedule of Condition. This involves:

• Visiting the Adjoining Owner’s property before works begin
• Taking detailed photographs of walls, ceilings, floors and finishes
• Recording existing defects, such as hairline cracks, damp, or loose plaster
• Producing a written report to be attached to the Party Wall Award

The benefit of this record is that it protects both parties: the Adjoining Owner has evidence of their property’s original state, and the Building Owner is not unfairly blamed for pre-existing issues.

If two surveyors are appointed, the Building Owner’s Surveyor prepares the schedule and shares it with the Adjoining Owner’s Surveyor for agreement.

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Why This Matters

The Party Wall Surveyor’s role is not to block or promote the works, but to ensure that they are carried out in a way that protects both sides. This impartial position helps projects move forward smoothly while minimising the risk of disputes or costly damage claims.

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Learn More

If you are planning works in North London or Hertfordshire that may fall under the Party Wall Act, our team can help.

Government guidance: Party Wall etc. Act 1996

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service