Schedule of Condition
A Schedule of Condition is a detailed photographic record of a property's condition on a specific date, usually prepared before a lease begins. It gives landlords and tenants an agreed starting point, helping to prevent disputes over repairs and damage later on. We prepare schedules of condition for commercial and residential properties across Essex.
About the Survey
A Schedule of Condition records the state of a property at a particular point in time. Our surveyor inspects the premises room by room and element by element, then produces a detailed photographic report, with colour photographs of each part of the building and brief notes on its condition.
It records existing damage, wear and tear and defects, so there's a clear, independent reference if questions arise later. Most often it's prepared at the start of a lease, but it can be useful whenever you need a reliable record of how a property looked on a given date.
When both parties agree the schedule and it's attached to the lease, it becomes a shared baseline for the whole term of the tenancy.
Why It Matters
Many commercial leases make the tenant responsible for repairs. Without a record of the property's condition at the start, a tenant could find themselves paying to put right defects that were there before they moved in. A Schedule of Condition, properly referred to in the lease, can help limit your repairing obligations to the condition recorded on day one.
A Schedule of Condition gives landlords clear evidence of how the property was handed over. If it's returned in a worse state at the end of the lease, the schedule helps show which damage or deterioration happened during the tenancy.
An agreed, independent record reduces misunderstandings, avoids arguments based on memory and makes it far easier to resolve any disagreement fairly at the end of the lease.
Property Types
We prepare schedules of condition for shops, offices, industrial units, workshops and other commercial premises, usually before a new lease, a lease renewal or an assignment. For tenants taking on a repairing lease, it's one of the most valuable documents you can have.
For residential lettings, a Schedule of Condition gives a more detailed and professional record than a standard inventory, covering the building itself as well as its fixtures and finishes. It's particularly useful for higher-value lets, longer tenancies and properties let on terms where the tenant takes on repair responsibilities.
When to Book
Timing matters. The schedule should be prepared before the tenant takes occupation, so it shows the property exactly as it was handed over.
What's Included
Where conditions allow, we use a drone or extendable pole camera to record roofs and high-level areas that can't be photographed from the ground.
How It Works
Let us know the property address, its type and size, and when the lease is due to start. If you're the tenant, tell us if the landlord is aware a schedule is being prepared.
We carry out a thorough inspection, taking detailed notes and photographs of every part of the property we can safely access.
Your Schedule of Condition is emailed to you within 5 working days, ready to share with the other party and your solicitor.
Once both parties have agreed the schedule, your solicitor can attach it to or reference it in the lease, so it forms part of the agreement.
Good to Know
A Schedule of Condition is most effective when both landlord and tenant agree it and the lease refers to it clearly. How it affects your repairing obligations depends on the wording of the lease, so speak to your solicitor about how it should be incorporated. We provide the schedule. We don't give legal advice on lease terms.
Please note that we don't undertake party wall work, including party wall schedules of condition for neighbouring building works.
Across Essex
We prepare schedules of condition for commercial and residential properties throughout Essex, from high street shops and offices in Southend-on-Sea, Leigh-on-Sea and Chelmsford to industrial units in Basildon, Rayleigh and Rochford, and rental homes across the county.
See all the areas we cover, or get in touch with the property address for a quote.
Other Surveys
a detailed survey if you're buying an older property
a condition and hazard report for residential landlords
to investigate a specific problem during a tenancy
Get in touch
Tell us about the property and the lease, and we'll come back to you with a quote.
Prefer to talk?
WhatsApp us:
Send us a message, the property listing link and any photos or questions. Handy if you're busy during the day.
If you're unsure which survey you need, tell us about the property and your circumstance and we'll guide you through it.
Either. Commercial tenants often commission one to protect themselves from repair costs for pre-existing defects, while landlords use them to record how the property was handed over. Ideally, both parties agree the finished schedule.
No. An inventory mainly lists contents and their condition. A Schedule of Condition is prepared by a surveyor and records the condition of the building itself, including its structure, finishes and fittings, in much more detail.
Before the tenant moves in or starts any work, and ideally before the lease is signed. That way, it shows the property exactly as it was handed over.
It can, if the lease is worded to refer to it. Speak to your solicitor about how the schedule should be incorporated into your lease.
No. We don't undertake party wall work. Our schedules of condition are prepared for landlords and tenants, usually in connection with a lease.
We email your Schedule of Condition within 5 working days of the inspection. If your lease start date is close, let us know when you get in touch.
The fee depends on the size, type and complexity of the property. Send us the details and we'll give you a quote.
Our Surveys
From RICS Level 2 and Level 3 home surveys to new build snagging, buy to let and schedules of condition, we'll help you choose the right report for your property.
Get a Quote
Tell us the property address and the survey you need, and we'll come back to you with a quote.
Prefer to talk? Call or WhatsApp 07375 390466.
Lima Surveys is an independent firm of Chartered Building Surveyors based in Leigh-on-Sea, regulated by both RICS and the RPSA. Every survey is carried out and written by a Chartered Surveyor, with a clear photographic report issued within 5 working days and a follow-up call to talk through the findings. We cover the whole of Essex.
Lima Surveys Ltd
Leigh-on-Sea, Essex SS9 3PL
Registered in England & Wales, Company No. 13556609
Registered office: C/O Kingsley House, 22-24 Elm Road, Leigh-On-Sea, Essex, England, SS9 1SN.
VAT Reg No. 458 5578 39
T: 07375 390466
E: info@limasurveys.co.uk
