When approached to carry out a schedule of condition for a multi-storey office block in Manchester City Centre, we recognised the importance of delivering a thorough, professional, and timely service. Our client, a commercial landlord, required the report as part of a new lease agreement with a prospective tenant. The building’s prime location, overlooking Manchester’s bustling business district, made this a high-stakes project. Here, we’ll share how we tackled the project, the outcomes, and why a schedule of condition survey is vital for commercial leases.
Understanding the Client’s Needs
The client contacted us with a clear objective: to protect their interests by accurately recording the property’s current state. This schedule of condition would serve as a reference point to ensure the tenant returned the property in the same condition, minus fair wear and tear. The property comprised five floors of office space, with communal areas, lift access, and shared facilities such as a kitchen and restrooms. Given the central location and age of the building, it was essential to document any pre-existing defects to avoid disputes in the future.
Preparing for the Schedule of Condition Survey
We began by liaising with the client to understand the lease’s specific requirements and arranging access to the building at a time that minimised disruption. As Manchester is known for its mix of modern and historic architecture, office blocks in the city often present unique challenges. This particular building, constructed in the mid-20th century, had undergone several refurbishments, making attention to detail crucial. Before the site visit, we reviewed available plans and any prior maintenance records. We also gathered the necessary equipment for creating a photographic schedule of condition, including high-resolution cameras, notepads, and digital devices for detailed recordings.
Carrying Out the Survey
The survey day started early, allowing us to make the most of the natural light for clear photographic evidence. Our experienced surveyor systematically inspected each floor, documenting the following:
- Walls, Floors, and Ceilings: We noted areas of wear, such as minor cracks in plasterwork and scuffed skirting boards, particularly in high-traffic areas.
- Fixtures and Fittings: Each office space was checked for damage to light fittings, sockets, and any built-in furniture. Communal kitchens and restrooms were inspected for signs of leaks or damage.
- Windows and Doors: Given Manchester’s wet climate, we paid close attention to the condition of window frames and seals. Several windows showed evidence of condensation, which was carefully noted.
- Communal Areas: The communal stairwells and lift were thoroughly examined for damage, particularly to paintwork and flooring.
- External Areas: Although not part of the leasehold space, the building’s façade and main entrance were inspected, as these areas contributed to the property’s overall presentation.
Each observation was cross-referenced with high-quality photographs, which formed the backbone of the schedule of condition report.
Overcoming Challenges
As with any project, there were challenges. The central location meant limited parking and logistical difficulties for equipment delivery. Additionally, as the building was partially occupied, we had to navigate working around office staff to ensure minimal disruption. By maintaining open communication with the building’s occupants and working flexibly, we avoided any delays. Another challenge arose with the building’s previous refurbishments. Some areas had a mix of old and new features, which required additional scrutiny to distinguish between wear from previous use and recent upgrades.
The Final Report
Once the on-site inspection was complete, we began compiling the schedule of condition report. This document included:
- A detailed narrative describing the property’s current condition, floor by floor.
- Annotated photographs that corresponded with the written descriptions.
- Schedules highlighting any significant defects, such as a cracked tile in a restroom or a scratched windowpane.
- Recommendations for minor maintenance to prevent further deterioration.
We ensured that the report adhered to RICS standards, offering our client the confidence that the document was professional, reliable, and fit for purpose.
Outcomes and Benefits
Our comprehensive approach resulted in a detailed schedule of condition that the client could confidently present to the tenant. Key benefits included:
- Lease Clarity: The schedule provided a clear benchmark for the tenant’s responsibilities, reducing the potential for future disputes.
- Preservation of Asset Value: By identifying and documenting existing issues, the landlord could take proactive steps to prevent further deterioration.
- Tenant Confidence: The transparent documentation reassured the tenant that they wouldn’t be unfairly held responsible for pre-existing defects.
- Compliance with RICS Standards: Our adherence to RICS guidelines ensured the report met industry best practices, reinforcing the client’s confidence in our service.
Why Choose a Schedule of Condition?
This case highlights the importance of a schedule of condition for any commercial lease. Without such a document, landlords risk costly disputes over dilapidations at the end of a tenancy. For tenants, it provides peace of mind that they won’t face unwarranted claims. For properties like this Manchester office block, where refurbishment history and wear can complicate assessments, a professional schedule is invaluable. It acts as a safeguard for both parties, enabling a smooth tenancy agreement.
Why Work with Us?
At Schedule of Condition Surveyors, we specialise in preparing schedules of condition for a variety of commercial properties, including offices, retail spaces, and warehouses. Our team combines technical expertise with a client-focused approach to deliver detailed, high-quality reports tailored to your needs. Whether you’re a landlord or tenant in Manchester or beyond, we’re here to help you navigate the complexities of commercial leases with confidence.
Looking to Commission a Schedule of Condition in Manchester?
If you’re searching for experienced professionals to carry out a schedule of condition survey in Manchester, look no further. We’re proud to offer a reliable service that’s tailored to your property and lease requirements. Contact us today to learn more or to book your survey.
