A Schedule of Condition Survey is a detailed photographic and written record of a property's condition before nearby building works begin. It is the single most important document for protecting both homeowners and their neighbours from disputes over damage and it is one of the most commonly overlooked steps in the party wall process.
At Christopher Anthony Surveyors, we carry out professional Schedule of Condition Surveys across all London boroughs, with reports delivered digitally within 48 hours of inspection. Our surveys are clear, thorough, and built to stand up if a dispute ever arises.
Under Section 7(2) of the Party Wall etc. Act 1996, the building owner is legally responsible for making good any damage caused to a neighbouring property as a result of their works. Without a schedule of condition in place before works begin, there is no objective record of what cracks, defects or damage existed before the builder arrived — making it extremely difficult to prove or disprove any claim.
A properly prepared schedule of condition protects both sides:
In almost all cases, the building owner — the person carrying out the works — is responsible for paying the cost of the Schedule of Condition Survey. This applies whether the survey is carried out as part of a Party Wall Award or requested separately by the adjoining owner on consent.
The adjoining owner does not pay. This is consistent with the general principle under the Party Wall etc. Act 1996 that the party benefiting from the works meets the reasonable costs of the process.
A Schedule of Condition Survey is recommended — and in most cases essential — before any of the following works:
Rear Extensions
Extensions built up to or along a shared boundary wall are one of the most common triggers. Even where a neighbour consents to the party wall notice, a schedule of condition protects both parties if the foundations, underpinning or new structure causes movement or cracking.
Loft Conversions
Cutting into a party wall to insert steel beams, raising the party wall, or working within the existing party wall structure all carry a risk of disturbing the neighbouring property. A schedule of condition documents the ceiling, wall and plasterwork condition before any works begin.
Basement Excavations
Basement works are the highest-risk category for neighbouring properties. Excavation close to shared foundations can cause settlement, cracking and movement — sometimes months after the works are complete. A thorough schedule of condition, including internal rooms and external elevations, is essential on every basement project.
Side Return Extensions
Works along the side boundary, particularly on narrow London terraces, often involve demolishing or building immediately adjacent to the party wall. Cracking to neighbouring kitchens and ground floor rooms is not uncommon — a schedule of condition is vital.
Commercial and Lease Purposes
A Schedule of Condition is also commonly required when entering into a commercial lease, to limit a tenant's repairing obligations to the condition of the property at the start of the lease. We carry out commercial schedule of condition surveys across London for landlords, tenants and their solicitors.
Schedule of Condition Survey:
From £350 + VAT for a standard residential property. The fee covers inspection, full photographic report, written condition notes, and digital delivery within 48 hours.
Complex properties, basements, or larger homes may be quoted individually. Contact us for a fixed fee proposal within 24 hours.
For homeowners, a Schedule of Condition Survey is most commonly prepared as part of the Party Wall etc. Act 1996.
A Schedule of Condition Survey is essential before your neighbour is carrying out notifiable works, as it;
Learn more about our Adjoining Owner services and Building Owner services.
For more on this topic, check out our latest blog post: What is a Schedule of Condition and Why is it Important under the Party Wall Act?
A Schedule of Condition is equally important in the commercial property sector.
Before entering into a new lease, tenants and landlords often instruct an SOC to:
We have prepared commercial Schedules of Condition for shops, offices, surgeries, and warehouses. By agreeing the property’s condition in advance, both parties move forward with confidence and transparency.
For full details of our competitive rates, please visit our Pricing page.
View a Schedule of Condition Survey example report on our What is a Schedule of Condition blog post.
If you need a Schedule of Condition Survey in London — whether as part of a party wall matter or for commercial lease purposes — contact Christopher Anthony Surveyors today for free initial advice and a written fee proposal within 24 hours
020 3727 5195
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What Is a Schedule of Condition and Why It Matters
Areas We Cover
Christopher Anthony Surveyors provide professional Party Wall Surveyor services across London and the surrounding areas, including Hackney, Islington, Camden, Haringey, North London, East London, South London, West London, Bexley, Essex, Hertfordshire, Surrey, and Kent.
Our coverage also extends to Tower Hamlets, Waltham Forest, Enfield, Barnet, Southwark, Greenwich, Lewisham, Bromley, Croydon, Lambeth, Hammersmith & Fulham, Wandsworth, Merton, Kingston upon Thames, Ealing, Brent, Harrow, Hillingdon, Richmond upon Thames, and Sutton.
We continue to expand our reach — explore your local area page to learn more about Party Wall services near you.
