Schedule of Condition Surveys in London
A Schedule of Condition Survey is one of the most effective ways to protect your property and avoid neighbourly disputes during construction works. Hourican Associates’ Chartered Party Wall Surveyors in London prepare detailed photographic and written condition reports that safeguard both homeowners and adjoining owners before building works begin.
What is a Schedule of Condition Survey?
A Schedule of Condition Survey is a comprehensive record of the current state of a property, or part of a property, before nearby construction or excavation works start. The survey includes high-resolution photographs and a written record of all visible cracks, defects, and damage.
This documentation serves as a benchmark to identify any changes that occur as a result of building works. It is particularly important for properties affected by the Party Wall etc. Act 1996, where accurate, independent evidence protects both the building owner and the adjoining owner in the event of damage claims.
Whether you’re planning a loft conversion, basement excavation, or rear extension, a professionally prepared Schedule of Condition provides essential evidence of your property’s condition — helping to prevent costly disagreements later on.
When You Need a Schedule of Condition Survey
A Schedule of Condition Survey is highly recommended whenever construction works may affect a neighbouring property or shared structure. Typical scenarios include:
- You or your neighbour are carrying out construction near a shared or adjoining wall.
- Excavations are planned within three or six metres of another property’s foundations.
- Loft conversions, rear or side extensions, or basement works are proposed.
- There are potential risks of vibration, movement, or structural impact to nearby buildings.
Having a clear, dated record of the property’s pre-works condition gives both parties confidence that any pre-existing issues are properly documented, ensuring that later claims are supported by factual evidence.
How It Relates to a Party Wall Survey
In many situations, a Schedule of Condition Survey forms a crucial part of a Party Wall Survey under the Party Wall etc. Act 1996.
If your planned works fall within the Act — for example, building on a boundary, cutting into a shared wall, or excavating near neighbouring foundations — you are legally required to serve a Party Wall Notice. Once notice has been served, a Party Wall Surveyor is appointed to prepare a Party Wall Award, which sets out how the works will proceed.
As part of this process, a Schedule of Condition is typically carried out on the adjoining property. It then becomes part of the legally binding Party Wall Award, ensuring both owners are protected by clear, independent evidence of the property’s pre-works condition.
In summary:
- A Schedule of Condition Survey records the state of the property before works.
- A Party Wall Survey ensures the works comply with the Party Wall etc. Act 1996.
Together, they provide complete legal and practical protection for both building owners and adjoining owners.
How Our Schedule of Condition Surveys Work
Our process is designed to be thorough, impartial, and efficient — giving you clear documentation and peace of mind before any construction begins.
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Initial Consultation
We discuss your project, proposed works, and location to determine whether a Party Wall Notice and/or Schedule of Condition Survey is required, and advise on the most appropriate route under the Party Wall Act. -
On-Site Inspection
Our surveyor carries out a full visual inspection of the relevant areas, photographing and describing all visible defects, cracks, and notable features, both internally and externally where required. -
Detailed Written & Photographic Report
We produce a comprehensive, dated Schedule of Condition report, combining clear photographs with a structured written schedule that can be easily referenced if any issues arise later. -
Issuance & Integration with Party Wall Award
The Schedule of Condition is shared digitally with the relevant owners and, where applicable, is incorporated into the formal Party Wall Award as the agreed record of the property’s pre-works condition.
This process ensures transparency, compliance with the Party Wall Act, and a clear trail of evidence throughout your project.
Transparent Schedule of Condition Survey Costs
Our Schedule of Condition Surveys in London typically range between £385 and £585 + VAT, depending on the size of the property and project complexity. Basement or full-property surveys are quoted separately due to the more detailed inspection required.
For full Party Wall Surveying services (including serving notices and agreeing a Party Wall Award), fees typically range from £1,100 – £1,500 + VAT, depending on the scope of works and number of adjoining owners involved.
Why Choose Hourican Associates
Hourican Associates are Chartered Building Consultants regulated by the RICS, CIOB, and MCABE. We are proud members of the Faculty of Party Wall Surveyors (FPWS) and the Pyramus & Thisbe Society, ensuring our Schedule of Condition Surveys and Party Wall services meet the highest professional and legal standards.
- Fully qualified and regulated Chartered Party Wall Surveyors.
- Detailed photographic and written reports prepared by experienced surveyors.
- Impartial, independent advice for both building owners and adjoining owners.
- Transparent pricing and fast, professional service across North, South, East and West London.