[ Schedule of Condition ]
Schedule of Condition Surveys for Commercial Property
A Schedule of Condition is a written and photographic record of the condition of a commercial property at a specific point in time, normally attached to a lease to limit a tenant's repair liability at lease end.
CBC prepares Schedules of Condition for commercial tenants, landlords, solicitors and managing agents across the UK. Our schedules are structured for attachment to the lease and designed to stand up to scrutiny in any future dilapidations dispute.
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[ In plain English ]
What is a Schedule of Condition?
A Schedule of Condition is a factual record of a commercial property's state at the start of a lease, made up of written descriptions and indexed photographs of every accessible area. When it is attached to the lease and referred to in the repair clauses, the tenant only has to return the property in the condition recorded, not in a better condition than they found it.
Without one, a tenant on full repairing terms can be billed at lease end for damage and wear that existed before they moved in.
The essentials at a glance
- It records condition at lease start, in words and photographs.
- It is attached to the lease and referenced in the repairing clauses.
- It limits the tenant's liability to the recorded condition.
- The tenant usually commissions it, ideally before completion.
- It is the single most effective defence against an inflated dilapidations claim.
[ Who it's for ]
Who Schedule of Condition surveys are for
A Schedule of Condition primarily protects the party taking on repairing obligations, but landlords also benefit from an agreed baseline.
Commercial tenants
Businesses taking on a new lease who want to limit lease-end repair liability.
Solicitors
Property lawyers needing a robust document referenced into the lease.
Managing agents
Agents acting for tenants on multi-site leasehold portfolios.
Franchisees and operators
Operators taking on retail, hospitality, gym or office premises under FRI terms.
Investors and landlords
Landlords wanting an agreed factual baseline to reduce future disputes.
[ When you need one ]
When a Schedule of Condition is needed
- Before signing a new commercial lease
- On lease assignment or sub-letting
- Ahead of a fit-out or refurbishment that will alter the property
- Before party wall works affecting an adjoining property
- When taking on full repairing and insuring (FRI) obligations
- When a previous lease did not include an agreed schedule
[ Why it matters ]
Why a Schedule of Condition matters
Most commercial leases pass repairing and reinstatement obligations to the tenant. Without an agreed schedule, a landlord can claim for pre-existing defects at lease end through a terminal schedule of dilapidations.
A properly prepared and referenced Schedule of Condition limits the tenant's liability to the condition recorded at lease commencement, materially reducing dilapidations exposure later.
Risks of not having a Schedule of Condition
- Liability for pre-existing defects you did not cause
- Inflated dilapidations claims at lease end
- Disputes without an objective baseline
- Weaker negotiating position with the landlord
- Potential exposure to litigation costs
[ Our role ]
What CBC does
We deliver Schedules of Condition that are factual, defensible and structured for use in lease documentation.
Site inspection
Our surveyor attends the premises and systematically records the condition of every accessible area, internal and external.
Photographic record
High-resolution photographs of walls, floors, ceilings, services, externals and demised areas, captioned and indexed.
Written narrative
Clear, factual descriptions of condition, finishes and existing defects, written to stand up to scrutiny at lease end.
Lease-ready format
The schedule is structured for attachment to the lease, with appropriate referencing for solicitors and landlords.
Liaison with your legal team
We liaise with your solicitor on schedule wording so it is correctly referenced in the lease.
What you receive
Get the sample report by email
Leave your details and we will send you the sample Schedule of Condition report link straight away.
[ Common situations ]
Typical situations where we are instructed
- A retail tenant taking a 10-year FRI lease on a high street unit
- An office occupier moving into a refurbished but previously occupied floor
- A franchisee opening a new restaurant or gym under a network agreement
- A logistics operator taking on a warehouse with visible roof and floor wear
- A landlord wanting an agreed baseline before re-letting recently refurbished premises
Schedule of Condition: frequently asked questions
In-depth guides on Schedules of Condition and lease risk
What is a Schedule of Condition? Tenant guide
Plain-English explanation of how schedules work and limit risk.
Tenant leasehold property risk guide
How occupiers identify, price and reduce leasehold exposure.
Common dilapidations issues at lease end
The recurring claim items and how Section 18 caps recovery.
Sector-specific commercial property advice
Retail, office, industrial and franchise sector guidance.
Related lease services
Schedule of Condition Across the UK
We provide schedule of condition services nationwide. Select a location for city-specific information and local expertise.
[ What Our Clients Say ]
"CBC produced a detailed schedule of condition within days which helped us avoid potential lease disputes."
Property Director
Commercial Tenant Client
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