Schedule of Condition Surveys for Commercial Leases
If you are taking a commercial lease on full repairing and insuring (FRI) terms, a Schedule of Condition is the single most cost-effective way to limit your repair liability at the end of the lease. Gibsons Surveyors prepares independent, photographic Schedules of Condition for commercial tenants and landlords across Essex, London and the Home Counties — a factual, dated record of the property’s condition, prepared to be appended to your lease.
Request a quote today or call 0203 963 3777 (London) / 01268 949 100 (Essex).
What a Schedule of Condition is
A Schedule of Condition is a factual, photographic record of the condition of a property at a fixed date — usually the start of a lease. It is not a survey and does not advise on repairs or causes; it simply evidences what was there on the day. When it is properly prepared and appended to the lease, it limits your repairing obligation so that you only have to return the property in no worse condition than the schedule records — not make good defects that pre-dated your occupation.
Why a Schedule of Condition matters on an FRI lease
Most commercial leases are granted on full repairing and insuring (FRI) terms, which make the tenant responsible for putting and keeping the property in repair — regardless of its condition when the lease began. Without a Schedule of Condition, a landlord can require you at lease end to repair pre-existing defects you never caused, through a dilapidations claim.
A Schedule of Condition caps that exposure to the documented baseline. Set against the size of a typical terminal dilapidations claim, the cost of a schedule is modest — and it is the cheapest insurance a commercial tenant can buy.
When you need a Schedule of Condition
- Taking a new commercial lease on FRI or IRI terms — by far the most common, and always for the tenant’s protection.
- At a break clause — where the lease ties the right to break to the condition of the property.
- At lease renewal — to record the condition afresh for the new term.
- As a landlord — where the property is in good order at handover and you want an agreed record.
- To support a dilapidations defence — an existing schedule is one of the strongest defences to a claim.
What our Schedule of Condition includes
- An independent inspection by an RICS chartered surveyor.
- A detailed written record, element by element, of the condition of the property — external, internal and services (visual inspection only).
- A fully cross-referenced photographic schedule — every item photographed and dated, with photograph references in the text.
- Consistent condition descriptors throughout, so the baseline is unambiguous at lease end.
- A document prepared to be signed by both parties and appended to your lease.
- Liaison with your solicitor on how the schedule is executed and attached to the lease.
We can also carry out a joint inspection with the landlord’s surveyor where that is preferred — an agreed schedule carries the most evidential weight.
Why choose Gibsons Surveyors
We are an RICS-regulated firm of chartered surveyors with offices in London and Essex and substantial commercial landlord and tenant experience. We act for both sides, so we know exactly how a schedule is tested when a dilapidations claim later arrives — and we prepare it accordingly. We are thorough by design: on a Schedule of Condition, every defect we record works in the tenant’s favour.
Our fees are tailored to the property and quoted up front, with no surprises.
How it works
- Get a quote — send us the property and lease details; we confirm the fee and timescale.
- Inspection — ideally before you move in or begin fitting out, so the baseline is clean.
- Schedule — you receive a photographic and written record, ready to be signed and appended to the lease.
Frequently asked questions
What is the difference between a Schedule of Condition and a survey?
A survey assesses defects and advises on repairs. A Schedule of Condition is a purely factual record of condition at a point in time — it does not advise, it evidences. The two serve different purposes.
Will a Schedule of Condition really limit my repairing liability?
Yes — provided it is properly prepared and appended to (or formally referred to in) the lease, it limits your obligation to returning the property in no worse condition than recorded. The wording of the lease matters, so we work alongside your solicitor.
When should the schedule be carried out?
As close to the lease commencement date as possible, and ideally before any fit-out or furniture is moved in. If fit-out has started, we record that as a limitation.
Do you prepare schedules for landlords as well as tenants?
Yes. Most schedules are for incoming tenants, but we also act for landlords who want an agreed record of good condition at handover.
Do you also handle dilapidations?
Yes — we act for landlords and tenants in dilapidations matters at lease end, including Section 18 diminution valuations.
Do you cover my area?
We cover Essex, London and the Home Counties from our London and Essex offices. If you’re unsure, just ask.
Get your Schedule of Condition
Whether you are signing a new commercial lease, approaching a break, or renewing, a Schedule of Condition is the cheapest protection against an end-of-lease dilapidations claim. Request a quote today or call 0203 963 3777.