A Schedule of Condition (SoC) is a written and photographic record of the condition of an adjoining owner’s property before notifiable building works start. It is one of the most useful documents in the Party Wall process because it creates an agreed “baseline” against which any later allegation of damage can be assessed.
Although widely used in practice, a Schedule of Condition is not a strict legal requirement of the Party Wall etc. Act 1996. However, the Government’s guidance describes it as “most prudent”, and notes that surveyors would typically advise it because proving whether damage is attributable to the works is much harder without one.
This article explains what a Schedule of Condition is, what it should include, how it is prepared, and why it matters to both building owners and adjoining owners.
1) What a Schedule of Condition is (and what it is not)
A Schedule of Condition is, at its simplest, a snapshot in time. It records the condition of the relevant parts of the adjoining property—typically by describing visible surfaces (walls, ceilings, floors) and any other areas that may be affected, supported by photographs.
It is not:
- a “permission” document (it does not grant rights to do the works);
- a substitute for a Party Wall Award; or
- a guarantee that no damage will occur.
Instead, it is a risk-management tool. It protects both parties by reducing uncertainty about what was already there and what is genuinely new.
2) Why it matters: the real value of an SoC
For adjoining owners (the neighbour who may be affected)
A Schedule of Condition helps ensure:
- any pre-existing cracks, marks or defects are recorded so they are not overlooked; and
- if new damage appears during or after the works, there is a credible baseline to support a fair assessment.
The Government booklet is explicit: if an Award is produced without a Schedule of Condition (for example, because access is refused), it may be difficult to prove that damage is attributable to the works.
For building owners (the person doing the works)
A Schedule of Condition is equally protective because it:
- reduces the risk of exaggerated or mistaken claims;
- allows genuine damage to be identified and resolved quickly; and
- helps prevent small issues becoming entrenched disputes.
The RICS professional standard explains that the purpose of the schedule is to identify whether a damage claim is valid and, if it is, the extent of that damage.
3) When a Schedule of Condition should be prepared
The ideal time: before any notifiable works start
Best practice is that a Schedule of Condition is compiled before building works begin, covering the parts of the adjoining property and grounds that may be affected.
If the adjoining owner consents
Even where a neighbour provides written consent, RICS guidance states the surveyor should advise on the desirability (or requirement) of recording the adjoining owner’s premises in a Schedule of Condition.
If works have already started
Where works have commenced without the proper sequence, it can still be helpful to record condition as soon as possible, but it is less robust than a genuine pre-works record. The earlier it is done, the more useful it is.
4) Who prepares it, and who “agrees” it?
In a two-surveyor scenario, it is typical for:
- the building owner’s surveyor to prepare the Schedule of Condition, and
- the adjoining owner’s surveyor to check and agree it.
In an agreed surveyor appointment, the agreed surveyor will usually prepare the schedule themselves (subject to access being available).
It is worth noting a key professional principle: the RICS standard describes a party wall surveyor’s role as a statutory appointment, independent of instructions from the appointing party. This is one reason the Schedule of Condition carries weight: it is prepared by a professional acting within a statutory framework, rather than by a contractor with a commercial interest.
5) What should a good Schedule of Condition include?
A high-quality Schedule of Condition should be clear, specific, and usable. As a minimum, it should include:
A) Written descriptions
- room-by-room or elevation-by-elevation notes
- clear identification of surfaces and finishes (plaster, render, paint, tiles, joinery)
- a record of existing defects (cracks, staining, movement, blown plaster, loose tiles)
The Government booklet describes the schedule as recording the condition by describing the walls, floors, ceilings (and other parts that may be affected), supported by photographs.
B) Photographs (with structure)
Photographs are essential, but they must be organised:
- labelled by location (e.g., “Front bedroom – party wall – north end”)
- taken in a logical sequence
- including close-ups of defects and wider context shots
C) Focus on cracks and movement indicators
RICS guidance is specific: it is particularly important to record cracks, their location and, where relevant, their width. It also notes that a simple drawing can help because photographs do not always show minor defects well.
D) Coverage that matches the risk
The schedule should cover “those parts… that may be affected by the works,” and the extent depends on the nature and location of the proposed works. For example, where work will be higher than the adjoining building, roofs may deserve closer attention due to the risk of falling debris or materials.
E) Basic document controls
A professional schedule should also clearly show:
- the property address
- date of inspection
- who attended
- the basis of access (with the adjoining owner/occupier present if possible)
6) How it is used during and after the works
During the works
If concerns arise mid-project, the schedule provides a reference point for:
- whether an issue is genuinely new,
- whether it appears connected to the notifiable works, and
- whether additional safeguards are required.
After the works: damage assessment and resolution
Where damage is alleged, the schedule is compared against the current condition. This helps surveyors determine:
- whether the damage is new;
- whether it is likely attributable to the works; and
- what a fair remedy should be.
RICS summarises the purpose plainly: the schedule helps establish the validity and extent of a damage claim.
7) What if access is refused?
Access is needed to prepare a meaningful schedule. If the adjoining owner refuses access, the Government guidance states that an Award may still be drawn up without a Schedule of Condition, but warns that proving attribution of damage can become difficult.
In practice, refusing access often disadvantages both sides:
- the building owner loses protection against spurious claims; and
- the adjoining owner loses a strong evidence base if genuine damage occurs.
8) Common pitfalls (and how to avoid them)
A Schedule of Condition is only as good as its detail. Frequent issues include:
- Too few photos or photos without location labels
- Poor lighting or blurry images that don’t show fine cracking
- No crack widths recorded (a major weakness if movement is later alleged)
- Missing external areas such as garden walls, paving, retaining walls, or roofs where risk exists
- Rushing the inspection so that important surfaces aren’t properly reviewed
If a Schedule of Condition is being prepared for your property, it is reasonable to ask how the surveyor intends to structure it, and which areas they propose to include.
9) How the Schedule of Condition links to a Party Wall Award
In many cases, the Schedule of Condition is appended to and forms part of the Party Wall Award package. RICS notes that, while not statutory, surveyors are recommended to record and append a schedule of condition to an award.
This matters because the Award sets the framework for the works, while the Schedule of Condition provides the evidence baseline. Together, they:
- reduce disputes,
- speed up resolution if issues arise, and
- protect both owners’ positions.
Need a Schedule of Condition prepared properly?
If you are planning works or have received a notice and want a robust Schedule of Condition (and clear advice on what should be included), email mail@howorth.uk or call 07794 400 212.