Schedule of Condition Surveys for London Home Projects: What They Are and When You Need One

A schedule of condition is a detailed photographic and written record of the condition of a building or structure at a specific point in time -- typically before construction work begins on an adjacent or nearby property. In London residential construction, schedule of condition surveys are most commonly prepared as part of the Party Wall Act 1996 process, though they are also used in other situations where a baseline record of a neighbouring structure's condition is advisable.

A schedule of condition records the existing state of the building -- typically the adjoining owner's property -- in sufficient detail to allow any pre-existing defects to be distinguished from any damage caused by the building owner's construction works. A thorough schedule of condition will include:

• External photographs of the affected facades, with close-up photographs of pre-existing cracks, settlement damage, deteriorated pointing, or other defects
• Internal photographs of rooms likely to be affected (typically ground floor, basement, and any rooms adjacent to the works), recording existing cracks, damp patches, settlement damage, and condition of finishes
• Written descriptions of existing defects, including crack widths, direction, and location
• A record of existing drain and sewer condition where relevant (particularly for basement works or projects close to drainage infrastructure)
• A note of the date and weather conditions at the time of inspection

Under the Party Wall Act 1996, a schedule of condition is not technically required in every case -- the Act allows for agreed award documents that do not include a schedule. In practice, however, most party wall surveyors recommend and most party wall awards include a schedule of condition, because it provides the objective baseline necessary to assess any damage claims that may arise after the works.

A schedule of condition is particularly important for:

• Basement and underpinning works: where excavation could cause ground settlement affecting adjoining structures
• Structural alterations close to the party wall: removal of chimney breasts, alteration of load paths, or insertion of new beams
• Loft conversions involving the party wall: where the structural beam supporting the new floor typically bears on or near the party wall
• Rear extensions: where the new foundations are within three or six metres of the adjoining owner's foundations (triggering the Act under sections 6 and 1 respectively)

Some projects do not trigger the Party Wall Act but are still close enough to neighbouring properties that a schedule of condition is advisable. This is particularly true for:

• Works close to a boundary fence or wall where vibration from demolition or groundworks could cause minor cracking
• Projects involving heavy plant (mini-excavators, cranes) where vibration is a foreseeable risk
• Projects in areas with older or more fragile housing stock where the neighbouring properties may have existing cracking that a neighbour might later attribute to the works

Schedules of condition are typically prepared by:

• The party wall surveyor: where a party wall award is in place, the surveyor for the adjoining owner (or the agreed surveyor) will typically prepare the schedule as part of the award process
• An independent building surveyor: where no party wall award is in place but the building owner still wants a condition record, an independent chartered building surveyor can prepare the schedule

If the adjoining owner believes that the building owner's works have caused damage to their property, the schedule of condition is the key document for assessing that claim. Where a schedule exists, it is straightforward to compare the condition recorded before the works with the condition after the works and identify any new damage. Where no schedule exists, the building owner and adjoining owner may dispute whether any observed damage was pre-existing -- a dispute that can become expensive and difficult to resolve.

Schedule of condition surveys in London typically cost:

• Included within a party wall surveyor's overall fee where the schedule is part of the award process
• £300--£800 as a standalone document prepared by an independent building surveyor for a typical semi-detached or terraced property
• £800--£2,000+ for more complex or larger properties where the affected area is extensive

Given the cost of resolving even a minor damage dispute, the cost of a schedule of condition is almost always worth bearing.

rcbGroup works regularly with party wall surveyors as part of the London residential projects we deliver. We can advise you on whether your project is likely to trigger the Party Wall Act, which sections apply, and what the party wall process involves as part of our pre-construction advisory service.

Contact our team to discuss party wall matters for your London home project.