RICS Home Survey Level 2 vs Schedule of Condition
They do different jobs. A Level 2 survey assesses the condition of a home for a buyer. A schedule of condition records the state of specific rooms or structure before building work, for use in any later damage dispute.
What each is for
A RICS Home Survey Level 2 is a report on a property, usually for a buyer, describing its condition and visible defects. It is a general assessment of the whole home.
A schedule of condition is a written and photographic record of the neighbour's relevant rooms and structure before work starts. It is usually agreed as part of the award and used to judge later damage.
Different readers
A Level 2 survey is written for the person commissioning it. A schedule of condition is written to be understood and used by both owners and their surveyors if a dispute arises.
Home Survey Level 2
- Assesses the overall condition of a property
- Commissioned usually by a buyer
- Reports on visible defects and risks
- Not designed as evidence in a damage claim
- Covers the whole home, not one wall
Schedule of condition
- Records the state of specific rooms and structure
- Used before building work near a neighbour
- Photographs and written notes by location
- Agreed as part of the award
- Designed to settle later damage disputes
Can one replace the other?
No. A survey may not record the detail or angles needed to show whether a crack is new. A schedule is not a substitute for a buyer's survey because it does not assess wider condition or value-related issues.
When you might want both
A buyer who finds building work planned next door might want a Level 2 survey for the purchase, and a schedule of condition if works will affect their home. Ask your surveyor what would be most useful.
Who should commission which
If you are the building owner, the schedule of condition is usually prepared by your party wall surveyor for the neighbour's property, and often for yours as well. If you are the adjoining owner, ask that your own surveyor is present when it is taken. A buyer choosing a home survey should tell the surveyor about any building work next door, so it is at least noted. Never rely on a general survey as your only record before nearby works begin.
Compare them
The panel below sets out the main differences.
Frequently asked questions
Will a home survey do for a party wall claim?
It may help as background, but it is not a proper schedule.
Who pays for a schedule of condition?
It is part of the process costs, normally borne as the award directs.
Can I do my own schedule?
Yes, as a record, but an agreed one is stronger evidence.
When should it be done?
Before any work begins.
Related guides
- Schedule of Condition: Why You Need One Before Building
- The Checklist for a Professional Schedule of Condition Report
- What Does a Party Wall Surveyor Actually Inspect During a Site Visit?
- What Evidence is Needed to Prove Damage in a Party Wall Claim?
Last updated: . This page is general information about the Party Wall etc. Act 1996 (England and Wales). It is not legal advice. Every property and dispute is different, so take advice from a party wall surveyor or a solicitor before you act.