If building works are planned next door—or your neighbour needs access near your boundary—one of the most practical protections you can put in place is a Schedule of Condition report. It is a detailed written and photographic record of your property’s condition at a specific point in time, typically before higher-risk works begin. Its purpose is not to create conflict. It is to create clarity: a reliable baseline that helps everyone deal with concerns fairly if issues arise later.
This guide explains what neighbouring (adjoining) owners should know: what a Schedule of Condition is, what it should include, how to prepare for it, and how to use it to protect your property without escalating matters unnecessarily.
1) What a Schedule of Condition report is — in plain terms
A Schedule of Condition is a structured record of the visible condition of relevant parts of your property. It usually includes:
- written descriptions (room-by-room and elevation-by-elevation), and
- a comprehensive set of dated photographs, linked to the descriptions.
It records existing features such as:
- hairline cracking and settlement patterns,
- historic staining or water marks,
- imperfections in finishes (plaster, paint, tiles),
- condition of external walls, paving, boundary walls, and other items that could later become disputed.
It is not a full building survey, and it is not a structural diagnosis. It is a baseline record.
2) Why it matters for neighbouring owners
Most disputes begin with one question: “Was this there before?”
A Schedule of Condition helps because it:
- reduces reliance on memory,
- prevents assumptions,
- and provides evidence if something changes.
Even where neighbours are friendly, building work can be disruptive. A clear record keeps discussions factual and proportionate if concerns arise.
3) When you should expect an inspection
You may be asked to allow a Schedule of Condition inspection when your neighbour is planning works that might plausibly affect your property, such as:
- excavation close to your foundations
- structural work near the boundary
- demolition and rebuilding near shared elements
- scaffolding or temporary access close to your walls/roof
- works that may generate vibration, movement, or water ingress risk
In practice, schedules are most useful when completed before those higher-risk stages begin.
4) What a good Schedule of Condition should include (what to look for)
A robust Schedule of Condition should be:
Clear about scope and limitations
It should state:
- date and time of inspection,
- who attended,
- areas inspected,
- and areas not inspected (and why).
Structured and easy to navigate
A good report follows a consistent layout:
- external elevations first,
- then internal rooms in a logical sequence,
- with notes arranged by ceilings, walls, floors, openings, and key features.
Specific, not vague
Descriptions should identify defects precisely, not just “minor cracking.” Look for:
- location detail (e.g., near which corner/opening),
- extent (length/area),
- direction/pattern (vertical/diagonal/stepped),
- and crack width where appropriate.
Photographs that are evidential
Photos should be:
- in focus and well lit,
- taken with both context and close-up views,
- labelled or referenced so you know where they relate.
If you cannot tell which wall or room a photo shows, the schedule loses value.
5) Your rights and sensible expectations as the adjoining owner
A Schedule of Condition inspection should be:
- non-invasive: no drilling, lifting floors, or opening up
- respectful: done professionally, calmly, and efficiently
- limited to relevant areas: you should not feel pressured into unnecessary intrusion
- transparent: you should understand what is being recorded and why
You are entitled to ask:
- who will carry out the inspection,
- how long it will take,
- what areas they propose to inspect,
- and how the report will be shared and stored.
6) How to prepare for a Schedule of Condition inspection
A small amount of preparation helps ensure the report is complete and fair:
Make key areas visible where possible
If you can, clear access to:
- party walls and junctions,
- corners, chimney breasts, window reveals,
- external walls and boundaries (if accessible).
No one expects you to move heavy furniture or dismantle rooms, but visibility improves accuracy.
Point out existing issues calmly
If you already have:
- cracks, staining, previous repairs,
- sticking doors/windows,
- areas of historic movement,
mention them during the inspection. This is not “making a claim”—it is ensuring the baseline record is accurate.
Avoid redecorating or patch repairs immediately beforehand
Fresh paint or filler can obscure defects and reduce the usefulness of the record.
7) What happens after the inspection?
You should normally expect to receive a copy of the Schedule of Condition report. When you do:
- read it (or at least review the key areas),
- check that obvious defects you know about are recorded,
- raise any factual corrections promptly.
A Schedule of Condition is most valuable when it is agreed as a reliable baseline. If something significant has been missed, it is better to correct it early than to argue about it later.
8) What if you don’t allow access?
Sometimes adjoining owners refuse access because they feel stressed or suspicious. It’s understandable—but it can be counterproductive.
If there is no Schedule of Condition:
- it may be harder for you to prove new damage later, and
- it may also be harder for your neighbour to defend against exaggerated claims.
A well-managed Schedule of Condition is usually in everyone’s interests. If you’re uncomfortable, a sensible compromise is to:
- agree a limited inspection scope,
- set a specific time window,
- and ask for a copy of the report afterwards.
9) How the Schedule of Condition is used if concerns arise
If you later notice cracking or other issues, the Schedule of Condition helps by allowing a like-for-like comparison:
- Is the defect already recorded?
- Is it in the same location and extent?
- Does it appear new or worsened?
This makes follow-up inspections and practical resolution much easier.
10) Post-work “check-off”: closing matters down properly
In many situations, it is sensible to carry out a post-work check-off inspection once the relevant stage is complete. This:
- confirms whether anything has changed,
- allows early repair if needed,
- and gives both sides a clear close-out point.
A check-off is often as valuable when it finds no change, because it provides closure and reassurance.
Summary: what neighbouring owners should remember
A Schedule of Condition report is not about taking sides. It is about:
- clarity and evidence,
- fair handling of any changes,
- reduced stress and fewer disputes,
- and a more professional, controlled project next door.
When done properly, it protects your home and helps keep neighbour relations intact.
Need advice or a robust Schedule of Condition report?
If you are a neighbouring owner and want a Schedule of Condition prepared to a professional standard—or you want guidance on what should (and shouldn’t) be recorded—email mail@howorth.uk or call 07794 400 212.