Schedule of Condition

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In short

What is a Schedule of Condition survey, and when do you need one?

A Schedule of Condition is a dated, photographic record of a commercial property's exact state, agreed before you sign the lease. On a full repairing lease it caps your repair liability to genuine changes during your tenancy, so you cannot be charged at lease end for defects that were already there. It has to be done before you sign, because it cannot be created retrospectively.

Most commercial leases are full repairing and insuring (FRI), so without a condition record a tenant can be liable to hand the property back in better repair than they took it, as RICS explains in its guide to dilapidations in England and Wales.
The record is annexed to the lease and limits the landlord's later dilapidations claim, alongside the separate statutory cap in Section 18 of the Landlord and Tenant Act 1927.
Typical fees start from around £500 and rise with size and complexity, usually a small fraction of the dilapidations bill they prevent.
Carried out by a RICS-qualified surveyor before the lease completes. You can check a firm's regulation via RICS Find a Surveyor.

Maintained by the ComSurv team and checked against RICS and UK government sources. ComSurv is a matching service, not a firm of surveyors. General information, not legal advice.

Why it matters

A survey you can only carry out once, before the lease begins.

You cannot create a Schedule of Condition survey retrospectively. Once you've signed and moved in, the opportunity to document the property's true starting state is gone, and you may be held liable for defects that were never yours. A Schedule of Condition can also be used alongside party wall agreements to record the state of adjoining properties before work begins.

Your Schedule of Condition report, explained

Limits what a landlord can claim for at lease end to genuine changes during your tenancy.

Documents pre-existing defects

Photographs and records faults that were already there, so you never pay to fix them.

An agreed, neutral record

Both parties sign off on the property's state, removing ambiguity and future disputes.

Fast, lease-ready turnaround

Completed in days so it never holds up your lease completion or works start date.

How it works

Matched with the right surveyor in three steps.

Tell us what you need

Answer a few quick questions about the property and your timeline.

We match you with surveyors

We match you with one of the RICS-qualified commercial surveyors who cover your area and survey type.

Receive your quote and book

Get a no-obligation quote and go ahead only if it’s right for you.

What's involved

What a Schedule of Condition survey involves

A Schedule of Condition survey is a factual record of a commercial property's exact state at a fixed point, usually just before you sign a lease or start works near a neighbouring building. A RICS-qualified surveyor inspects the premises, photographs its condition and produces a dated report both parties can rely on. It caps what a landlord can later claim from you at lease end, so you don't pay to put right defects that were already there.

What the survey covers

Internal and external condition, area by area
Existing defects, wear, cracking, damp and disrepair
Dated photographs and written descriptions as evidence
Floors, walls, ceilings, windows, doors and visible services
A neutral record both landlord and tenant can agree to

Who needs one

Commercial tenants about to sign a new lease
Tenants on a full repairing and insuring (FRI) lease
Anyone carrying out works near a party wall
Landlords who want a clear record from day one

What you get

A RICS-qualified surveyor for your area and property type
A no-obligation quote, usually within 24 hours
A lease-ready report, typically turned around in days
A document that limits your future dilapidations liability

The cost of acting late

Without a Schedule of Condition, a landlord's dilapidations claim at lease end can hold you responsible for wear and defects that pre-dated your tenancy.

A surveyor documents the property's condition now: photographs, measurements and a written record both parties agree to, so there is no dispute later. It takes days, not weeks, and it will not hold up your lease completion.

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Qualified & accredited

Qualified, regulated and accountable.

The surveyors we match you with are RICS-regulated and accredited professionals. ComSurv is a matching service and is not itself a regulated firm.

Accreditations & memberships

Questions

Schedule of Condition survey FAQs

How much does a Schedule of Condition cost?+

Fees depend on the size and complexity of the property. As a guide, expect from around £500 for a small unit up to several thousand pounds for larger or more complex commercial premises. You'll get a no-obligation quote before committing.

When do I need a Schedule of Condition?+

Before you sign the lease. You can't create one retrospectively, so it has to be done while the property is in its current state. If works are due near a party wall, it should be completed before those works begin.

How long does it take?+

Most Schedule of Condition surveys are inspected and reported within a few days, so it will not hold up your lease completion. Turnaround depends on the size of the property and the surveyor’s availability.

Is a Schedule of Condition legally required?+

It isn't a legal requirement, but it's strongly advisable on a repairing lease. Without one, a landlord's dilapidations claim at lease end can hold you responsible for wear and defects that pre-dated your tenancy.

Who pays for it, the tenant or the landlord?+

Usually the tenant, because it protects the tenant from future repair costs. Landlords sometimes commission their own. Either way it becomes an agreed record both sides can refer to.

How is it different from a building survey?+

A Schedule of Condition records the property’s current state to limit future liability. A building survey assesses condition and defects to inform a purchase or lease decision. Many commercial tenants only need the Schedule of Condition.

Also required on this property

One property, several obligations. Sort them together.

Most commercial premises carry more than one compliance duty. These are the ones that usually sit alongside this service, or run our compliance check to see everything your property needs in one go.