If building work is planned next door—or you’re planning work yourself and want to protect your position—few documents are as practical and reassuring as a Schedule of Condition report. It is a detailed written and photographic record of a property’s visible condition at a specific point in time, usually prepared before potentially disruptive works begin.
Homeowners often only discover how important this document is when something changes: a hairline crack appears, plaster sounds hollow, a tile loosens, or a garden wall looks different. A Schedule of Condition doesn’t stop building work from happening, but it makes it far easier to answer the questions that follow—calmly, fairly, and with evidence.
This article explains what a Schedule of Condition is, when it’s useful, what to expect, and how to make sure you get a report that genuinely protects you.
1) What a Schedule of Condition report actually is
A Schedule of Condition is an evidence-led baseline record. It typically includes:
- Written descriptions of rooms and external elevations (structured and easy to follow), and
- Dated photographs, referenced to the written notes, showing overall views and close-ups of defects.
It records visible condition such as:
- cracks (hairline, stepped, diagonal),
- staining or water marks,
- worn finishes and scuffs,
- loose plaster, popped nails, debonded render,
- defects to external walls, paving, steps, patios, and boundary features.
What it is not
It is not:
- a full building survey,
- a structural diagnosis,
- a damp investigation,
- or a guarantee that no damage will occur.
It simply records the condition clearly, at a moment in time.
2) Why homeowners find Schedule of Condition reports so valuable
A) They prevent “memory disputes”
Most disputes begin with: “That wasn’t there before.”
Without a baseline record, people rely on memory—often months later—when stress levels may be higher and builders have moved on. A Schedule of Condition replaces memory with evidence.
B) They protect both sides (even if you feel you’re the vulnerable one)
If you are the neighbour of someone building, a schedule helps you identify genuine change. If you are the person building, it protects you from historic defects being blamed on your project. Either way, the report keeps things fair.
C) They help small issues get dealt with quickly
When concerns are identified early, they are easier to resolve:
- inspection is quicker,
- repairs are simpler,
- costs are lower,
- and disputes are less likely.
3) When should you consider getting one?
If your neighbour is building
A Schedule of Condition is particularly sensible if works next door involve:
- excavation (especially near your home),
- structural alterations,
- demolition,
- major renovations with heavy breaking out,
- scaffolding close to your walls/roof,
- basement work or underpinning.
Even when works are “only” an extension, vibration and ground movement can still cause concern—especially in older properties.
If you are planning your own works
Commissioning a schedule of your neighbour’s property (and sometimes your own) is one of the most responsible steps you can take. It reduces conflict risk and shows you’re organised and considerate.
4) What happens during the inspection?
A professional inspection is usually calm and non-invasive. The surveyor will typically:
- Walk through the property methodically (often room-by-room).
- Photograph and note ceilings, walls, junctions, and openings.
- Pay particular attention to “hotspots” where movement shows first:
- corners, ceiling lines, chimney breasts, window/door reveals.
- Inspect relevant external areas if accessible: elevations, garden walls, patios, paving.
No drilling, no lifting floors, no invasive testing. The aim is a visual record only.
5) How much detail should you expect?
A good report will be detailed enough that you can:
- find each recorded defect again,
- understand exactly where it is,
- and compare it to photos later.
Expect:
- clear location references (not “in the lounge” but “rear wall, right of window, 200mm below ceiling line”),
- crack direction/extent and, where relevant, approximate width,
- photos that show both context and close-up detail,
- a logical structure that makes it easy to navigate.
A big folder of unlabelled photos is not the same thing as a professional Schedule of Condition.
6) Areas homeowners often forget (but later become disputed)
Many disputes are about external features, not internal plaster. A well-scoped schedule often includes:
- garden/boundary walls,
- paving slabs, patios, steps,
- retaining walls,
- outbuildings close to the works,
- external render or brickwork facing the project.
If these aren’t recorded and later change, it can be harder to prove what happened.
7) What to do when you receive the report
When you’re sent a Schedule of Condition, you don’t need to “approve it like a contract,” but you should:
- review the key rooms and external areas,
- check that obvious existing cracks/marks you know about are included,
- raise factual corrections promptly if something material is missing.
The earlier the record is corrected, the more reliable it becomes for everyone.
8) What if you’re uncomfortable allowing access?
It’s normal to feel cautious about strangers inspecting your home. If you’re uneasy, consider:
- agreeing a specific appointment time,
- limiting inspection to relevant areas (e.g., rooms closest to the works),
- being present during the inspection,
- asking who will attend and how long it will take,
- ensuring you will receive a copy afterwards.
Refusing access entirely can be counterproductive, because if an issue arises later, it may be harder to demonstrate the “before” condition.
9) Post-work “check-off”: completing the story
A Schedule of Condition works best with a post-work check-off inspection. This is a follow-up comparison that:
- confirms no change (reassurance and closure), or
- identifies changes clearly so making-good can be agreed early.
Even a “no change” check-off can be valuable, because it closes the loop and reduces long-tail disputes months later.
10) Common myths homeowners should ignore
“If I consent / stay quiet, I lose protection.”
Not necessarily. A schedule is still valuable because it’s evidence-based.
“Photos on my phone are enough.”
Your own photos can help, but they often lack structure, context, consistency, and independence. A professional schedule is designed to be relied upon if a dispute arises.
“If there is damage, it must be the neighbour’s fault.”
Not always. Homes move over time and older finishes crack naturally. The point of a schedule is to separate pre-existing condition from genuine change.
Summary: the homeowner’s takeaway
A Schedule of Condition report is about clarity and fairness. It:
- reduces stress during building works,
- prevents “it was / it wasn’t” disputes,
- makes genuine issues easier to resolve,
- and helps both neighbours move forward without conflict.
Need a professional Schedule of Condition report?
If you are a homeowner and want a robust, well-structured Schedule of Condition report (or a post-work check-off), email mail@howorth.uk or call 07794 400 212. We’ll advise on appropriate scope and produce a report that genuinely protects your position and stands up to scrutiny.