What Is a Schedule of Condition?
How a photographic record at lease start limits your future repair liability.
A schedule of condition is a photographic and written record of a commercial property's state at the start of a lease, agreed by both parties, which limits the tenant's repairing obligations at lease end to no better than that recorded condition.
Why Do Tenants Need a Schedule of Condition?
Tenants need a schedule of condition to avoid paying to fix pre-existing damage, such as a stained carpet or scratched cladding, when the lease eventually expires.
Without this document, a standard commercial lease forces you to hand the property back in a "good and substantial" state of repair. If the roof was leaking before you moved in, you will be liable for fixing it unless you have a schedule of condition proving the pre-existing fault.
How Does It Affect the End of the Lease?
At lease end, your surveyor uses the schedule of condition to defend against the landlord's schedule of dilapidations, crossing off any claims for damage that was already present.
This significantly reduces the scope of your reinstatement obligations and lowers your overall financial liability when exiting the property.
Been served a schedule?
Get a fixed price for the works. We price line by line against your schedule.
Who Prepares the Schedule of Condition?
An independent commercial building surveyor usually prepares the schedule of condition on behalf of the incoming tenant, taking detailed photographs and writing precise descriptions of every defect.
The landlord's legal team must then formally review and agree to append this document to the lease agreement for it to hold legal weight.
Are You Still Liable for Strip Out Works?
Yes, even with a strong schedule of condition, you remain entirely liable for removing any partitions, data cabling, or custom fit-outs you installed during your occupation.
A schedule of condition protects you against pre-existing disrepair, but it does not erase your standard reinstatement covenants. You will still need tenant dilapidations works to return the space to its original layout.
Frequently Asked Questions
When should a schedule of condition be created?
It must be created and appended to the lease before the tenant signs the agreement and takes occupation of the property.
Can a landlord refuse a schedule of condition?
Yes, landlords are not obligated to accept a schedule of condition, particularly in strong letting markets where they prefer a strict Full Repairing and Insuring lease.
Does it cover alterations I make during the lease?
No, a schedule of condition only limits your liability regarding the state of the property on day one. You must still remove any fit-out or alterations you install during your tenancy.
Been served a schedule?
Get a fixed price for the works. We price line by line against your schedule.
Whether you are protected by a schedule of condition or facing a full repairing liability, we can price your required works accurately. We carry out dilapidations works priced line by line, ensuring you meet your lease obligations without overpaying.