A schedule of condition might not be as well known as a full building survey, but in the right circumstances it can be one of the most valuable documents you commission. As a party wall and building surveyor at Clapham Surveyors, I'd argue it's one of the most underused tools for protecting property owners in South London — especially when building works are about to begin next door.
What Is a Schedule of Condition?
A schedule of condition is a formal, photographic and written record of the condition of a property — or specific elements of it — at a given point in time. It creates an impartial, timestamped "before" record that can be referred to later if questions arise about whether building works have caused damage.
Think of it as evidence insurance. Before a neighbour starts their loft conversion, extension or basement dig, a schedule of condition of your property protects you from disputes about what was pre-existing and what was caused by the works.
When Do You Need a Schedule of Condition?
You should consider commissioning a schedule of condition if:
- A neighbour is planning or has served notice for building works under the Party Wall Act 1996
- You're the building owner planning works and want to protect yourself from inflated damage claims
- There are works planned nearby (such as road or utility works) that could affect your property
- You're entering into a commercial lease with a "make good" clause
- You want a record of property condition before a dilapidations schedule or at the start/end of a tenancy
In party wall situations, a schedule of condition is typically prepared as part of the party wall process — either included in the party wall award or prepared independently. At Clapham Surveyors, we always recommend one, even where the adjoining owner has consented to the works.
What's Included?
A thorough schedule of condition from Clapham Surveyors includes:
- High-resolution, timestamped photography of all relevant areas
- Written descriptions of pre-existing cracks, staining, damage or defects
- Condition of internal plasterwork and decoration
- External walls, brickwork, pointing, render
- Roof coverings, chimney stacks and gutters (where accessible)
- Boundary walls, fences and garden features as relevant
- Any specific elements of concern highlighted by either party
"Our next door neighbours began a basement extension without a party wall process. We commissioned a schedule of condition of our property independently. When cracks appeared in our kitchen wall during the works, the schedule of condition proved decisively that they were new — and our neighbours' insurer settled our repair costs within three weeks." — A Clapham Common homeowner, 2024
Frequently Asked Questions
You can take your own photos, but a professionally prepared schedule of condition carries far more weight if a dispute arises. A surveyor knows what to look for, how to document it systematically and how to produce a report that stands up to scrutiny in legal or insurance proceedings.
In party wall situations, the building owner (the person carrying out the works) typically pays for the schedule of condition as part of the overall party wall process. Where prepared independently by the adjoining owner, they typically bear the cost themselves — though this may be recoverable if damage is subsequently proven.
The inspection typically takes 1–2 hours for a standard residential property. The formal written report with photography is delivered within 3–5 working days. At Clapham Surveyors, we can often accommodate urgent requests where building works are imminent.
Get a Schedule of Condition from Clapham Surveyors
If building works are planned near your property in Clapham or South London, don't wait until damage has occurred. A schedule of condition from Clapham Surveyors gives you the protection you need. Contact us today for a free, no-obligation quote.
Also read: The Party Wall Act Explained | Our Schedule of Condition service
