These two documents are often mentioned together, but they do very different jobs. Understanding the difference helps you decide what protection you need—and what you’re paying for.
What is a Schedule of Condition?
A Schedule of Condition (SoC) is a detailed record of the adjoining owner’s property before notifiable works begin. It typically includes written notes and photographs documenting the condition of relevant areas (often walls, ceilings, floors, external elevations, and any existing cracks/defects).
What it’s for
The SoC is primarily evidence. It helps to:
- establish a clear “before works” baseline,
- reduce arguments about whether damage was pre-existing,
- support fair resolution if cracking or damage is later alleged.
What it usually contains
- Date and time of inspection
- Rooms/areas inspected (clearly referenced)
- Notes on existing defects (cracks, staining, unevenness, loose finishes)
- Photographs tied to locations
- Sometimes simple annotated plans or reference points
What it doesn’t do
A Schedule of Condition does not give permission for works, and it does not set out rules for how works must be carried out. It’s a record, not an agreement.
What is a Party Wall Award?
A Party Wall Award is a formal, legally recognised document made under the Party Wall etc. Act 1996 when there is a dissent (or no response) to a Party Wall Notice. It sets out how the works are to proceed, what safeguards must be followed, and how issues such as access and damage will be handled.
What it’s for
The Award is about process and protection. It:
- authorises certain works under the Act (as described),
- sets practical conditions (working hours, access, protections),
- defines methods and safeguards to reduce risk,
- establishes procedures for damage, making good, and compensation.
What it usually contains
- The scope of works permitted
- Drawings and documents referenced
- Working hours and site behaviour requirements
- Access arrangements and notice for access
- Protection measures (dust, vibration, weatherproofing, temporary support)
- Inspection and monitoring requirements (if needed)
- Damage and repair procedures
- Often includes the Schedule of Condition as an appendix
Legal status
Once served, a Party Wall Award is legally binding. If it’s ignored, it can lead to enforcement routes such as injunctions or claims.
The simplest way to think about it
- Schedule of Condition = “What condition was the neighbour’s property in before we started?”
- Party Wall Award = “How the work must be done, and what happens if something goes wrong.”
They’re complementary: one is evidence, the other is a binding framework.
Do you need both?
When you might only need a Schedule of Condition
If the neighbour consents to the notice (so no Award is required), it can still be wise to arrange a Schedule of Condition for protection—especially where there are existing cracks or where structural work is involved.
When you’re likely to have an Award (and the SoC usually comes with it)
If the neighbour dissents (or doesn’t respond), the process usually moves to surveyors and an Award. In many cases, the SoC becomes part of that process and is included in or appended to the Award.
Which offers better protection?
- A Schedule of Condition protects you by reducing uncertain damage arguments.
- A Party Wall Award protects both sides by controlling risk, setting obligations, and defining a damage process.
For higher-risk works (excavation, underpinning, complex steelwork), an Award is often the stronger overall protection because it includes safeguards and procedures—not just evidence.
Need help deciding what’s right for your project?
Email mail@howorth.uk or call 07794 400 212 with your project type (extension/loft/basement) and where you are in the process (notice served/consent/dissent). We’ll explain whether you need a full Award, a Schedule of Condition, or both—and the most efficient route to get it done properly.