If you’re planning building works that fall under the Party Wall etc. Act 1996 — such as a loft conversion, extension, or removing a chimney breast — you may come across the term “Schedule of Condition.”
For many homeowners, this phrase sounds technical and confusing. But in reality, a Schedule of Condition is one of the most useful tools for protecting both you and your neighbours during construction.
This blog explains what it is, why it’s important, and what you can expect during the process.
📌 What Is a Schedule of Condition?
A Schedule of Condition (SOC) is a detailed record of the existing condition of your neighbour’s property before your building works start.
It usually includes:
- Written descriptions of each area inspected
- High-resolution photographs
- Notes on any existing cracks, defects, or irregularities
- Measurements, where relevant
Think of it like a “before” snapshot — a baseline that shows what their property looked like prior to construction.
An SOC is typically prepared by a Party Wall Surveyor, although sometimes structural engineers or building surveyors assist where technical input is needed.
🧱 Why Is a Schedule of Condition Important?
A Schedule of Condition protects both parties, but it’s especially valuable for the building owner (the person doing the work).
For the Building Owner (You):
✔ Helps prevent false or exaggerated damage claims
✔ Provides clear evidence of the pre-existing condition
✔ Reduces the risk of disputes
✔ Helps keep the project running smoothly
For the Adjoining Owner (Your Neighbour):
✔ Provides reassurance that their property is being taken seriously
✔ Documents any defects before work begins
✔ Helps ensure any genuine damage is repaired fairly
In simple terms:
It keeps everyone honest and helps maintain a good neighbourly relationship.
🧩 When Is a Schedule of Condition Required?
Under the Party Wall etc. Act 1996, a Schedule of Condition is not strictly mandatory — but it is standard practice whenever a Party Wall Award is being prepared.
It is almost always carried out when works include:
- Loft conversions (involving steel beams into the party wall)
- Building a rear or side extension
- Underpinning
- Basement excavations
- Removing chimney breasts
- Cutting into or altering a party wall
Essentially, if your work could affect the neighbouring structure, an SOC is expected.
📸 What Happens During a Schedule of Condition Inspection?
Here’s what you can expect on the day:
1. The surveyor visits the neighbour’s property
They inspect the areas most likely to be affected by the proposed works. Depending on the size of the property, this usually takes between 15-30 minutes. This often includes:
- Walls adjoining the works
- Ceilings and floors near construction areas
- External walls and boundaries
- Gardens, patios, and outbuildings
2. Photographs and notes are taken
The surveyor will record:
- Visible cracks (hairline, minor, or significant)
- Existing movement in walls or floors
- Damp patches or water staining
- Conditions of finishes (paint, plaster, skirting boards)
3. The surveyor compiles the report
This becomes part of the Party Wall Award and is shared with both homeowners.
🏚️ What If Damage Occurs During or After the Works?
If your neighbour reports damage:
- The surveyor revisits the property
- They compare the condition before and after using the SOC
- If damage was caused by your works, you must repair it or offer compensation
- If the damage was pre-existing, the SOC proves it and you may not be held responsible for the repair costs, unless the pre-existing damage was made worse by your works.
This process helps avoid arguments and ensures repairs are handled fairly and professionally.
📝 Is a Schedule of Condition the Same as a Structural Survey?
No — they are different.
| Schedule of Condition | Structural Survey |
|---|---|
| Records existing condition before works | Assesses structural safety and defects |
| Part of Party Wall procedures | Optional independent inspection |
| Focuses on visible defects only | Involves technical assessment and analysis |
A Party Wall SOC does not diagnose structural problems — it simply records them.
🧠 Do I Need My Own Surveyor?
Under the Party Wall Act, each homeowner can appoint their own surveyor.
Alternatively, both parties can agree to use a single “Agreed Surveyor.”
Either option is legally valid, but the Agreed Surveyor route is usually:
✔ Faster
✔ Cheaper
✔ Simpler
However, some neighbours prefer separate surveyors for peace of mind and a perception that their appointed surveyor will fight for their interests. It is worth noting that although the neighbours can appoint their own surveyors, the surveyors are meant to be impartial and their role is to resolve the dispute in a fair and considerate manner balancing the interests of all parties not just the party appointing them.
🏁 Final Thoughts
A Schedule of Condition is one of the most helpful parts of the Party Wall process. It provides clarity, protects both homeowners, and helps prevent disputes before they begin.
If you’re planning building works near a shared boundary, having an accurate Schedule of Condition is essential for:
- Inspiring confidence and peace of mind by taking the condition of neighbouring buildings/structures seriously.
- Fostering good neighbourly relationships by having an open and honest discussion before the works.
- Identifying key challenges and constraints that should be taken into consideration in the design & building works.
- Clear evidence of existing conditions should issues arise in the future.
HM Structures 
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