Schedule of Condition Surveys for Basement Works in London
Basement construction is one of the most structurally complex and high-risk forms of residential development. Before excavation begins, it’s vital to have a professionally prepared Schedule of Condition Survey carried out by a qualified Chartered Party Wall Surveyor. Hourican Associates specialises in detailed basement-related Schedule of Condition Surveys across London.
Why Basement Projects Require a Schedule of Condition Survey
Basement excavations are significantly more intrusive than most above-ground works and can affect neighbouring structures in multiple ways. Typical basement construction in London may involve:
- Deep foundations extending below neighbouring buildings.
- Underpinning or piling close to shared Party Walls and boundaries.
- Temporary works and vibration from excavation, breaking out, or concrete pours.
- Changes in ground pressure, drainage paths, or water tables.
Even small amounts of movement can cause cracking, water ingress, or subsidence in adjoining properties. A Schedule of Condition Survey provides a clear, dated record of the existing condition, ensuring any subsequent issues can be correctly identified and attributed.
For basement schemes, this survey is usually incorporated within a Party Wall Award, providing formal legal protection under the Party Wall etc. Act 1996.
What’s Included in Our Basement Schedule of Condition Survey
Our surveyors carry out a meticulous visual inspection of all accessible areas — internally and externally — that could be affected by the basement works. We routinely survey multiple levels, rear and front elevations, party walls, and any vulnerable finishes.
- High-resolution photographs of all existing defects (cracks, damp, settlement, movement, distortions).
- Written descriptions and, where relevant, measurements of key features and defects.
- Reference drawings or annotated plans identifying inspection locations and elevations.
- Notes on structure, materials, drainage, and environmental conditions that may affect risk.
We issue a professionally bound or secure digital report to all relevant parties and retain an indexed copy for future reference, ensuring a robust evidential trail if damage is later alleged.
The Legal Connection: Party Wall and Basement Works
Basement projects almost always fall within the Party Wall etc. Act 1996, requiring formal Party Wall Notices and, in most cases, a Party Wall Award.
Your basement Schedule of Condition Survey forms a critical part of this process, documenting the adjoining owner’s property condition before work starts. Should damage later be alleged, the Award and accompanying Schedule ensure that disputes can be resolved fairly, based on clear evidence rather than opinion.
Hourican Associates can manage the entire basement Party Wall process — from Party Wall Surveys for basement works and Notices through to Schedules of Condition and final Awards.
Basement Schedule of Condition Survey Costs
Our Schedule of Condition Surveys for basement works start from £585 + VAT, depending on the size and complexity of the property and the extent of areas to be inspected.
Because basement excavations involve additional risk and more extensive recording, our basement surveys are more detailed than standard above-ground condition reports. We provide clear, fixed-fee quotations before any work begins.
Why Choose Hourican Associates
Hourican Associates is a specialist Chartered Building Consultancy with extensive experience in London basement projects. Our surveys are designed to stand up to scrutiny — whether in discussions between neighbours or, if necessary, legal proceedings.
- Chartered Building Consultancy regulated by RICS, CIOB, and MCABE.
- Members of the Faculty of Party Wall Surveyors (FPWS) and Pyramus & Thisbe Society.
- Specialists in basement Party Wall Surveys, extensions, and structural works across London.
- Impartial, detailed, and legally compliant surveys that integrate seamlessly into Party Wall Awards.
- Fast turnaround, clear communication, and practical guidance throughout the process.
We bring experience, accuracy, and professionalism to every basement project, protecting both your property and your relationship with your neighbours.