A schedule of condition is one of those documents that people rarely think about — until they're in a dispute over dilapidations at the end of a lease, and wish they'd had one. It's one of the most cost-effective things a Bolton surveyor can produce, and it can save tenants and property owners significant sums of money.
What Is a Schedule of Condition?
A schedule of condition is a detailed written and photographic record of the state of a property at a specific point in time. It documents the condition of every accessible element — walls, floors, ceilings, roof, windows, doors, services — with photographs showing any defects or areas of note.
It is not a survey in the sense of providing advice on repairs — it simply records the current state. Think of it as a comprehensive photographic and written baseline.
Why Is a Schedule of Condition So Important?
The most common reason a schedule of condition is commissioned is to limit a tenant's liability for dilapidations at the end of a lease. Here's how it works:
When you take on a commercial lease, you'll typically be responsible for maintaining the property in good repair and condition. At the end of the lease, the landlord can serve a dilapidations schedule — a claim for the cost of repairing the property back to the standard required by the lease.
The problem? If you don't have a schedule of condition at the start of the lease, you may be held responsible for dilapidations that existed before you arrived. A schedule of condition, attached to the lease as an agreed record of the starting condition, limits your liability to deterioration that occurred during your occupation.
— Robert Ashworth, Senior Surveyor
When Do You Need a Schedule of Condition?
The most important time to commission a schedule of condition is before you sign a commercial or residential lease. But there are other situations where one can be invaluable:
- Before taking on a commercial lease (most important)
- Before party wall works — documenting the condition of neighbouring properties before construction begins on your site
- Before renovation or extension works — documenting the condition of adjacent properties before any potentially disruptive works
- As part of a residential tenancy — to supplement (or replace) a standard check-in inventory with a more detailed photographic record
What Does a Schedule of Condition Include?
A professional schedule of condition from Bolton Surveyor typically includes:
- A written description of each element of the property, noting its condition at the time of inspection
- A comprehensive set of photographs, clearly numbered and cross-referenced to the written schedule
- Floor plans or sketch drawings where appropriate
- A clear statement of the date and time of inspection
The schedule is typically appended to the lease and signed by both landlord and tenant as an agreed record. This makes it a legally binding baseline document.
How Much Does a Schedule of Condition Cost in Bolton?
The cost depends on the size and complexity of the property. For a small commercial unit or shop in Bolton, a schedule of condition might cost £350–£600. For larger commercial properties or those requiring extensive documentation, the fee will be higher.
Given the potential to save thousands in disputed dilapidation claims, a schedule of condition is one of the best-value services we offer.
In most cases, it's in the tenant's interest to commission a schedule of condition, since it limits their dilapidations liability. A landlord might also commission one to protect their position at the end of the lease. In some cases, both parties commission their own and agree a combined document.
No. A schedule of condition records the state of a property at a specific point in time — usually the start of a lease. A dilapidations survey is carried out at (or near) the end of a lease to assess what repairs are needed. The two documents work together: the schedule of condition establishes the baseline, the dilapidations assessment establishes what has changed.