The level of detail in a Schedule of Condition (SoC) report is one of the most important factors in whether it will actually protect you later. Too little detail and it becomes vague and arguable. Too much irrelevant detail and it becomes expensive, unwieldy, and hard to use. A high-quality Schedule of Condition strikes the balance: enough precision to stand up to scrutiny, presented in a structure that remains practical months or years later.
This article explains what “detail” really means in a Schedule of Condition report, what you should expect at different levels, and what influences how comprehensive it needs to be.
1) What “detail” means in a Schedule of Condition report
Detail is not just “lots of photos.” In professional terms, a detailed SoC has four qualities:
A) Coverage
It records all relevant areas that may be affected, internally and externally.
B) Specificity
It describes defects in a way that makes them unambiguous (location, size, extent, direction).
C) Traceability
Photos and notes are cross-referenced, so a reader can find the exact spot quickly.
D) Usability
The report is structured so it can be used in real life—when someone is standing in a room trying to compare “then” and “now.”
2) What a good “standard” Schedule of Condition usually includes
A well-prepared standard Schedule of Condition typically contains:
Document controls and scope
- property address and inspection date/time
- who attended
- purpose of the report
- areas inspected and any areas not inspected (with reasons)
Structured written descriptions
Room-by-room internally and elevation-by-elevation externally, usually recording:
- ceilings, walls, floors
- openings and reveals (around doors/windows)
- joinery and fixed features
- notable finishes (plaster, render, tiling, timber)
Defect recording
For each relevant defect:
- what it is (crack, stain, debonding, loose plaster, chipped tile)
- where it is located (precise reference)
- approximate extent (length/height/area)
- the pattern/direction where relevant (particularly for cracks)
Photographic record
A sequence of photographs that includes:
- wide context photos for orientation
- close-ups of defects for clarity
- labelled/captioned images linked to the written notes
3) How cracks are typically recorded in a detailed report
Because cracking is the most common point of dispute, the most detailed parts of a good SoC are usually the crack records. Expect to see:
- location (e.g., “party wall, 300mm from ceiling line, 600mm from rear corner”)
- direction (vertical, diagonal, stepped)
- approximate length
- approximate width where helpful (hairline, <1mm, 1–2mm etc.)
- any associated features (around window reveals, chimney breasts, junctions)
In higher risk situations, you may also see:
- annotated photographs, and/or
- simple sketches to clarify layout.
4) What affects the level of detail required?
A) The risk profile of the situation
Higher-risk situations demand more detail. Examples include:
- deep excavation or basement works nearby
- substantial structural alterations
- older properties with historic settlement
- fragile finishes (ornate plasterwork, high-value decoration)
- complex buildings (flats/maisonettes with multiple party elements)
Lower-risk scenarios (minor internal works, limited proximity) can justify a simpler scope.
B) The existing condition of the property
If a property already has:
- existing cracks,
- staining,
- movement indicators,
- aged finishes,
then a more detailed record is needed to separate what’s pre-existing from any change later.
C) Accessibility and occupancy
A schedule is only as detailed as access allows. A professional report will record limitations, for example:
- rooms unavailable,
- areas obscured by furniture/storage,
- inaccessible lofts or roofs.
D) The purpose of the record
Not all schedules are prepared for the same reason. A report prepared for high-risk neighbour works may be more detailed than one prepared for a simple access arrangement, because the dispute risk is higher.
5) Typical “levels” of detail (what you can expect)
Level 1: Basic (not recommended for higher-risk situations)
- limited written descriptions
- many photos but minimal cross-referencing
- defects noted generally (“minor cracking”)
- limited external coverage
This level may be cheaper but often provides weak protection.
Level 2: Professional standard (best for most domestic situations)
- clear structure and room-by-room notes
- photos referenced and labelled
- cracking recorded properly with location and extent
- external elevations and key external features included
This is the most common level for typical residential projects.
Level 3: Enhanced / high-detail (for higher risk, complex, or high value)
- very precise defect referencing and greater coverage
- crack widths recorded more consistently
- detailed external grounds coverage (paving, garden walls, retaining structures)
- careful attention to fragile finishes and junctions
- more annotation and comparison-friendly photography
This level is often appropriate where there is likely to be scrutiny later.
6) How long is a Schedule of Condition report?
Length varies because it depends on the size and complexity of the property and the level of risk. As a broad guide:
- small flat: shorter report, but still structured and specific
- typical house: moderate length with full room-by-room coverage
- large/complex property: longer report with more detailed external and risk-area recording
It is normal for a robust report to contain dozens of pages once photographs are included.
7) The “acid test” of detail: can someone use it later?
A properly detailed Schedule of Condition should allow a reader—months later—to:
- identify exactly which wall/area is being described,
- locate the defect quickly,
- compare the defect to the photos,
- and determine whether something is new or changed.
If the report can’t do that, it isn’t detailed in the way that matters.
In summary
A Schedule of Condition report should be detailed enough to be:
- clear (what and where),
- repeatable (you can find it again),
- evidential (photos + structured notes),
- and proportionate (focused on relevant risk areas).
Want advice on the right level of detail for your property?
Email mail@howorth.uk or call 07794 400 212. Tell us the type of property and what works are proposed nearby, and we’ll recommend the appropriate scope—ensuring your Schedule of Condition is thorough enough to protect you without being unnecessarily costly.