A schedule of condition is the single most important protection you have when your neighbour undertakes building work. Yet many homeowners don't understand what it is, why it's essential, or what should be included. This comprehensive guide explains everything you need to know about schedules of condition in party wall matters.
What is a Schedule of Condition?
A schedule of condition is a detailed pre-work survey that documents the current state of your property before your neighbour's building work begins. It serves as an objective baseline record, enabling clear identification of any new damage caused by the works.
Key Components:
- Comprehensive photography: Every room, wall, ceiling, floor, and external area
- Detailed written descriptions: Existing defects, cracks, staining, wear and tear
- Measurements: Width and location of existing cracks
- Monitoring marks: Reference points for measuring any movement
- Date-stamped evidence: Proves property condition at a specific point in time
- Professional report format: Admissible as evidence if disputes arise
Why Is a Schedule of Condition Essential?
A schedule of condition protects both the building owner and adjoining owner:
Protection for Adjoining Owners (You as Neighbour):
- Proves pre-existing condition: Clear evidence of what your property looked like before works
- Enables damage claims: Any new damage can be clearly identified and claimed for
- Prevents false accusations: Building owner can't claim existing damage was pre-existing
- Strengthens legal position: Objective professional evidence in any dispute
- Peace of mind: Know you're fully protected if something goes wrong
Protection for Building Owners (You If Doing Work):
- Prevents false claims: Clear evidence of pre-existing defects protects you from unwarranted damage claims
- Defines scope of liability: Only responsible for NEW damage, not pre-existing issues
- Facilitates insurance claims: Insurers require baseline evidence
- Speeds up resolution: Disputes resolved quickly with objective evidence
What's Included in a Comprehensive Schedule of Condition?
A professional schedule of condition prepared by a qualified party wall surveyor typically includes:
1. Interior Inspection and Photography
Coverage:
- Every room in the property (including attics and basements)
- All walls, ceilings, and floors photographed from multiple angles
- Close-up shots of any existing cracks, staining, or defects
- Windows, doors, and frames
- Fitted furniture and built-in features
- Services: plumbing, heating, electrical fittings
2. External Inspection and Photography
Coverage:
- All external walls and facades
- Roof, chimneys, and guttering
- Boundary walls, fences, and gates
- Driveways, paths, patios, and paving
- Gardens and landscaping
- Outbuildings, sheds, garages
3. Written Descriptions
Detail level:
- Room-by-room descriptions of condition
- Precise locations of cracks, staining, or damage
- Descriptions of existing defects (e.g., "2mm wide diagonal crack in northeast bedroom ceiling running from light fitting to corner")
- General condition assessment (good, fair, poor)
- Note of any existing structural issues
4. Measurements and Monitoring Points
For high-risk works (basements, underpinning):
- Crack width measurements using crack gauges
- Monitoring studs or tell-tales installed across critical cracks
- Datum points established for level measurements
- Reference marks for subsequent comparison
5. Date-Stamped Evidence
All materials include:
- Date and time of inspection
- Surveyor name and qualifications
- EXIF data on photographs (embedded date/time)
- Formal report cover sheet with inspection details
Schedule of Condition vs. Regular Building Survey
Many people confuse a schedule of condition with a standard building or homebuyer survey. Here's how they differ:
| Feature | Schedule of Condition | Building Survey |
|---|---|---|
| Purpose | Document current condition before adjacent building work | Assess property condition for purchase/valuation |
| Level of Detail | Extensive photography + written descriptions | Technical assessment + recommendations |
| Photography | Comprehensive (100+ photos typical) | Limited or none |
| Cost | £400-£800 | £600-£1,500+ |
| Focus | Evidence for future comparison | Condition assessment and advice |
| Legal Status | Referenced in party wall award; admissible as evidence | Advisory document only |
| When Required | Before party wall works commence | Before property purchase |
Important: A building survey is NOT a substitute for a schedule of condition. If your neighbour is doing party wall works, you need a specific schedule of condition prepared by a party wall surveyor.
When Do You Need a Schedule of Condition?
You should always insist on a schedule of condition when your neighbour's works involve:
High-Risk Works (Essential):
- Basement excavations: High risk of subsidence and settlement
- Underpinning: Directly affects foundations
- Deep excavations: Any digging below your foundation level
- Structural alterations to party walls: Cutting beams, removing chimney breasts
- Raising party walls: Additional load on existing structure
Moderate-Risk Works (Highly Recommended):
- Loft conversions: Raising party walls, cutting into walls for beams
- Two-storey extensions: Significant structural work
- Large single-storey extensions: Foundation work near boundary
Lower-Risk Works (Still Advisable):
- Minor structural alterations: Single steel beam insertion
- Small extensions: Limited structural intervention
- Simple boundary walls: New walls built on boundary
The Schedule of Condition Process
Step 1: Surveyor Appointment (Day 1)
Either you appoint your own surveyor, or an Agreed Surveyor is appointed for both parties.
Step 2: Access Arrangement (Days 2-7)
Surveyor contacts you to arrange site visit. Typically 2-4 hours for average property.
Step 3: Site Inspection (Day 7-14)
What happens during inspection:
- Surveyor walks through entire property with camera and notebook
- Photographs every room from multiple angles
- Takes close-ups of any existing defects
- Records detailed written notes
- Inspects exterior and outbuildings
- Measures existing cracks if present
- Answers your questions about the process
You should: Be present if possible; point out any existing issues; ask questions; keep a copy of the appointment confirmation
Step 4: Report Preparation (Days 15-21)
Surveyor compiles photographs and notes into formal report.
Step 5: Report Delivery (Day 21-28)
You receive:
- Bound printed report
- Digital PDF copy
- USB drive with all high-resolution photographs
- Report is referenced in party wall award
Step 6: Post-Completion Comparison (After Works Finish)
Surveyor re-inspects property and compares against schedule of condition to identify any new damage.
What Happens If Damage Is Found?
If the post-completion inspection identifies damage that wasn't documented in the schedule of condition:
- Damage identification: Surveyor photographs new damage and compares to original schedule
- Causation assessment: Surveyor determines whether damage was caused by the building works
- Repair specification: Detailed specification prepared for remediation
- Negotiation: Building owner's responsibility to repair or compensate
- Completion: Repairs undertaken and signed off
With a schedule of condition: This process is straightforward. New damage is obvious when compared to the baseline. Without one: Proving the damage is new becomes a dispute, potentially requiring third surveyor determination or court proceedings.
Frequently Asked Questions
If a party wall award requires a schedule of condition, you must allow reasonable access for the surveyor to inspect your property. This is covered under the Party Wall Act. However, the surveyor will arrange a convenient time with you and the inspection is usually completed in 2-4 hours.
While taking your own photos is better than nothing, a professional schedule of condition by a qualified surveyor carries far more legal weight. Surveyors know what to look for, how to describe defects technically, and produce admissible evidence reports. DIY photos are often disputed; professional schedules are rarely challenged.
Typical costs: £400-£600 for average 3-bedroom house; £600-£800 for larger properties or extensive schedules (e.g., basements). Remember: if you're the adjoining owner, the building owner (your neighbour) pays for this – it costs you nothing.
Yes, absolutely. Consenting to works does NOT waive your right to compensation for damage. Even if you trust your neighbour and consent to their plans, accidents happen during building work. A schedule of condition protects you regardless of whether you consent or dissent.
A schedule of condition should be prepared as close to the start of works as possible (ideally within 1-2 weeks). If there's a long delay before works commence, an updated schedule may be needed to account for any changes in property condition during the delay.
Need a Professional Schedule of Condition?
Protect your property with a comprehensive schedule of condition prepared by experienced party wall surveyors. Full photographic and written evidence, legally admissible, and professional service.
Request Schedule of ConditionConclusion: Essential Protection for All Party Wall Works
A schedule of condition is the foundation of protection in any party wall matter. Whether you're the building owner or adjoining owner, this detailed pre-work survey provides objective evidence that prevents disputes, speeds up damage resolution, and ensures fair outcomes for all parties.
Key takeaways:
- Schedule of condition documents your property's exact condition before works begin
- Essential for all basement excavations, underpinning, and major structural work
- Highly recommended for all party wall matters, even minor works
- Protects both building owners and adjoining owners from disputes
- Professional schedules cost £400-£800 and are paid by the building owner
- Must be prepared by a qualified party wall surveyor for legal weight
Never skip a schedule of condition. It's your insurance policy against damage and disputes.