Schedule of Condition
Surveys
Specialist Schedule of Condition surveyors for commercial property across the UK. We produce evidential Schedule of Condition reports that cap repairing liability at lease grant and protect tenants, landlords and their advisors at lease end.
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Trusted Schedule of Condition Specialists
- specialist-aligned reporting
- £1m Professional Indemnity
- Nationwide UK coverage
- Same-day quote response
In summary
What is a Schedule of Condition?
A Schedule of Condition is an evidential written and photographic record of a commercial property's condition at a fixed point in time, prepared before lease completion and annexed to the lease. It limits the tenant's repairing obligation so the property does not have to be returned in better condition than it was taken in.
- Who it's for
- Tenants, landlords, managing agents and property solicitors on commercial leases.
- When it's needed
- Before lease completion. Once the lease is signed, the opportunity has passed.
- What CBC provides
- Evidential, lease-ready Schedule of Condition reports across England, Scotland and Wales.
- Response time
- Same working day fixed-fee quote with indicative inspection and report timescales.
Schedule of Condition surveys for commercial leases
A Schedule of Condition is the evidential record that defines a commercial tenant's repairing liability for the entire term of the lease. It is the single most leveraged document a tenant or landlord can put on the table at lease grant.
A Schedule of Condition is a written and photographic record of a commercial property's condition at a fixed point in time, prepared before lease completion and annexed to, or expressly referenced within, the lease. A properly prepared Schedule of Condition does one job extremely well: it limits the tenant's repairing obligation so the property does not have to be returned in better condition than it was taken in.
CBC produces Schedule of Condition reports that are designed to be relied upon, not generic property descriptions. Each Schedule of Condition combines methodical written observations with a high-resolution photographic record, indexed room by room and externally, so the document holds up against scrutiny from landlord surveyors, agents and solicitors years later at lease end.
We act exclusively on commercial Schedule of Condition instructions, offices, industrial and logistics units, retail, leisure, healthcare and mixed-use schemes, across England, Scotland and Wales.
The Schedule of Condition is the most leveraged document in a commercial lease
Commissioning a Schedule of Condition is one of the highest-value commercial decisions a tenant or landlord makes at lease grant, and one of the cheapest to get wrong.
Most commercial leases place a full repairing obligation on the tenant. Without an evidential Schedule of Condition annexed to the lease, the tenant can be required to return the property in substantially better condition than they took it, often at significant cost at lease end.
A robust Schedule of Condition controls this risk for the entire lease term. It clarifies who is responsible for what, removes ambiguity from future dilapidations negotiations, and provides both parties with a defensible reference point.
The work must be done before lease completion, once the lease is signed, the opportunity has passed.
Built for commercial occupiers and their advisors
Tenants & occupiers
Cap your repairing liability before signing, the single highest-leverage moment of a commercial lease.
Landlords
Document the demised condition fairly so dilapidations claims are clear, evidential and defensible.
Managing agents
Protect your client's position with reporting that withstands the other side's surveyor.
Solicitors
An evidential annex to the lease that supports clean repairing-covenant negotiation.
What a CBC Schedule of Condition report contains
Every report is built to the same evidential standard so it can be relied upon at lease end, not just at lease start.
Pre-inspection lease review
We read the heads of terms or draft lease so the report is framed against your specific repairing covenant.
Methodical site inspection
Room-by-room internal inspection plus externals, roof areas where safely accessible, and all visible building services.
High-resolution photographic record
Indexed photographs cross-referenced to written observations, the evidential backbone of the report.
Clear written schedule
Plain-English observations describing the actual condition recorded, not generic stock descriptors.
Lease-ready format
Issued in a form that can be annexed to the lease or referenced by the solicitors without further work.
Same working day response
Briefs acknowledged the same working day with a fixed-fee quote and indicative timescale.
A specialist practice, not a generalist surveyor
Evidential, defensible reporting
Reports written to be relied upon years later at lease end, not generic property descriptions.
Lease-aware throughout
Drafted in the context of your repairing covenant, draft lease and any draft schedule of dilapidations.
Nationwide UK coverage
One specialist team, consistent methodology, instructed across England, Scotland and Wales.
Same working day response
Briefs acknowledged the same working day with fixed-fee quote and indicative timescale.
Photographically supported
High-resolution photographic record indexed against written observations, room by room.
Commercial focus only
We do not split attention between residential and commercial, Schedule of Condition is what we do.
From brief to evidential report
A clear four-step path from initial enquiry to a report ready to annex to your lease.
- 01
Send a brief
Property address, lease type and target inspection window, that's enough for a quote.
- 02
Fixed-fee quote
Same working day, with a clear scope, deliverables and indicative report turnaround.
- 03
Site inspection
Methodical room-by-room and external inspection with full photographic capture.
- 04
Evidential report
Draft delivered for review, then issued in a form ready to annex to the lease.
Schedule of Condition surveyors across the UK
We are instructed nationwide and travel routinely. The locations below are popular hubs, if your property sits between them, we still cover it.
Recent Schedule of Condition instructions
A small selection of commercial instructions across offices, industrial, retail and mixed-use property.
Logistics warehouse, M62 corridor
West Yorkshire
Pre-lease Schedule of Condition for a 120,000 sq ft logistics letting on a 10-year FRI lease.
Central London office, EC2
City of London
Floor-by-floor Schedule of Condition supporting a tenant's lease renewal negotiation.
Retail unit, prime high street
Manchester
Schedule of Condition limiting repairing liability ahead of a 5-year retail letting.
Schedule of Condition, common questions
Practical answers for tenants, landlords and their advisors.
Related pages
Talk to a Schedule of Condition specialist
Send a brief and we will respond the same working day with a fixed quote and indicative timescales.