Schedule of Condition: Why You Need One Before Building
A schedule of condition is a written and photographic record of the neighbouring property before building work starts. You need one because, without it, nobody can prove later whether cracks or damage were there before. It protects the building owner from false claims and the neighbour from unrecorded damage.
What it is
It records the relevant rooms and structure: walls, ceilings, floors, the party wall itself, cracks, stains and finishes. It uses notes and dated photographs, often with measurements of existing cracks.
Why it matters to the building owner
If a neighbour later says your work cracked a ceiling, the schedule shows what the ceiling looked like before. Without it, you may be paying for damage that was already there.
Why it matters to the neighbour
It lets you show what the property looked like, so new damage is clear. It is your evidence if a claim goes wrong.
How it is agreed
It is usually agreed by the surveyors and made part of the award. Both owners should have a copy. Some surveyors ask owners to sign each page or the last page.
Scope
The extent depends on the work. For an extension, it might cover the shared wall and rooms on the other side of it. For excavation, it might include the whole neighbouring building, including outside walls and paths.
What to keep
Keep your copy of the schedule with the award and your other property papers. If the property is sold, the buyer or their solicitor may ask for it. Take your own photographs of the party wall shortly before work, and store the original files somewhere safe.
Frequently asked questions
Who pays for it?
Usually the building owner, as part of the reasonable costs of the process, as the award decides.
Can I do it myself?
You can take photographs, but a professional record is stronger evidence. Do both if you can.
What if the neighbour refuses to sign?
See the advice on refusal. The surveyors can still record what they see and note the refusal.
How long should I keep it?
Keep it at least until the work is complete, any damage is resolved and the period for a claim has passed. Ask a solicitor if unsure.
Source: Party Wall etc. Act 1996 on legislation.gov.uk
Related guides
- The Checklist for a Professional Schedule of Condition Report
- Neighbour Refuses to Sign Schedule of Condition: What Can I Do?
- What Evidence is Needed to Prove Damage in a Party Wall Claim?
- What to Do If Your Neighbour Claims Your Building Work Cracked Their Ceiling
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.