GET YOUR PHOTOGRAPHIC
SCHEDULE OF CONDITION
Get a Schedule of Condition to protect your assets with a detailed record of your property’s condition. Arrange an inspection from AMS Surveys, which conducts checks in residential and commercial buildings across England and Wales, including Liverpool, Manchester, Chester, and further afield. Find out more about a Schedule of Condition and why you should get one for your commercial property.
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SCHEDULE OF CONDITION
WHAT IS A SCHEDULE OF CONDITION?
A Schedule of Condition is a detailed record of a property’s condition, usually retained for future reference to establish the property’s previous condition. It’s typically included in a Lease to limit the Tenant’s repair obligations to the condition of the property at the Lease commencement.
A Schedule of Condition survey can be prepared in a simple format, relying heavily on photographs. This is known as a Photographic Schedule of Condition and can be a cost-effective way to create a Schedule of Condition. However, it has limitations because it only relies on the visual image shown in each photograph. Unless carefully worded to include areas not shown in the photograph, liability may not be limited, and the photograph may not document issues like movement, dampness, leaks, crack width, or the extent of specific defects.
To record the condition of a building, a text and photographic Schedule of Condition, also known as a Full Schedule of Condition, is recommended. This would typically include a general description of the property, a detailed tabular schedule documenting the construction and condition of each building element, and a photographic record to provide evidence.
Specific defects should be recorded such as illustrating loose fixings, a dripping pipe, or loose cladding. Specialist information can also be included in a schedule to fully record a building’s condition, such as a CCTV Survey of the underground drains, an electrical test report of the electrical system, or an engineer’s report on the lifts, among other things.
WHY SHOULD I GET A SCHEDULE OF CONDITION?
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A qualified professional, such as AMS Surveys’ Chartered Building Surveyors will assess the property's condition, taking photographs and notes.
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The assessment is compiled into a detailed report, describing existing defects and damages and their extent. To prove their agreement, the document is then signed by both parties. This is absolutely vital to help negotiate Dilapidations Claims at the end of the lease known as Schedule of Dilapidations.
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The report is attached to the lease agreement as a reference for future comparisons
WHAT’S THE DIFFERENCE BETWEEN A SCHEDULE OF CONDITION AND A SCHEDULE OF DILAPIDATION REPORT?
The main difference between a Schedule of Condition and a Schedule of Dilapidation lies in their purpose and timing. A Schedule of Condition is prepared before a lease begins to establish the baseline condition of the property. It helps protect both tenants and landlords from disputes related to existing damages a subsequent dilapidation claims.
On the other hand, a Schedule of Dilapidation is prepared towards the end of a lease to ensure that the tenant fulfils their responsibilities for repairs and maintenance before vacating the property. We’ve conducted many of these inspections across the North West for both Landlords and Tenants alike, allowing us to create a straightforward, clear solution that appreciates the needs of all parties.
WHAT DOES A SCHEDULE OF CONDITION SURVEY INCLUDE?
Our expert RICS surveyors will conduct a comprehensive inspection of the interior and exterior of the property to identify any defects, damage, or disrepair. A detailed written description of the property’s condition, known as a Full Schedule of Condition, will be provided, along with photographic evidence of various aspects, including:
- All floors, walls, ceilings, and doors
- Kitchen units and appliances
- Bathroom suites and fittings
- Internal and external decoration
- Gardens and external areas
- Any garages, outbuildings, or parking spaces
The schedule will also highlight areas of wear and tear that are typical of age and occupancy type. If specified, our RICS surveyors will prepare video footage as evidence of any deterioration or additional defects that have occurred during a tenancy period. Some clients also request supplementary sections tailored to their specific needs, such as detailing furnishings or taking meter readings. All Schedule of Condition services conducted by AMS SURVEYS adhere strictly to RICS guidelines to provide clients with an accurate record of the property’s condition before they move in.
HOW MUCH DOES A SCHEDULE OF CONDITION SURVEY COST?
Costs for a professional Schedule of Condition survey vary depending on the size, location, and facilities of the property being inspected. At AMS SURVEYS, we offer highly competitive rates and will provide an accurate quote after gathering a few details about your specific property. There are no hidden costs, and all photographic or video evidence required will be included in your initial quote. We are fully transparent about the costs you’ll be responsible for and strive to provide excellent value tailored to each client’s needs. Reduced rates may also be negotiated for multiple property inspections or portfolios.
Several factors influence survey costs:
- Property size
- Number of rooms, floors, and external areas needing inspection
- Additional structures like annexes, garages, or swimming pools
- Location and accessibility to the property
- Extent of furnishings requiring validation
- Any additional services desired, such as floor plans or inventory
Please contact us to discuss your specific requirements. We’ll promptly provide a customised quote so you can accurately assess the cost of our Schedule of Condition surveys for your property.
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What is a Level 3 Survey?A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
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How much does a Level 3 survey cost UK?A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.
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Is a RICS Level 3 worth it?Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.
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Does a level 3 survey check for damp?The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.
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How long does a Level 3 survey take to complete?The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.
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Is a Level 3 survey structural?The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.
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What areas does AMS SURVEYS cover?We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
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What are the red flags on a house survey?Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.
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