Photographic schedule of condition, from £245
A dated, room-by-room photographic record of a property's condition, captured on a site visit anywhere within about 50 miles of Wolverhampton.
Fixed quote within 24 hours. No obligation.
Why a schedule of condition is worth having
Disputes about property condition nearly always come down to one question: what was it like before? A schedule of condition answers that question with numbered photographs and written descriptions, captured at a fixed point in time.
When people use one
- At the start of a commercial lease. A schedule attached to the lease can record the condition the tenant takes the premises in, which matters a great deal when the lease ends and a dilapidations claim arrives.
- At the start of a residential let, where landlords want more than a basic inventory for the building fabric.
- Before neighbouring works, such as a next-door extension, demolition or development, so you have evidence if damage is later alleged.
- Before your own building works, to record the condition of adjoining property with the owner's agreement.
A thorough, dated record
Systematic, consistent and easy for anyone to follow later.
- A site visit within about 50 miles of Wolverhampton
- Room-by-room inspection of walls, ceilings, floors, windows, doors and fixtures
- External elevations as visible from ground level and accessible areas
- Existing cracks and defects measured and described
- Numbered, date-stamped photographs cross-referenced to the text
- A clear PDF report plus the full-resolution photo archive
- A format suitable for both parties to agree and sign
- Plain-English descriptions without unnecessary jargon
How it works
Tell me about the property
Address, type, size, the reason you need the schedule and any deadline, such as a lease completion date.
Fixed quote in 24 hours
I confirm the price, including any travel, and offer visit dates.
Site visit
I inspect and photograph the property systematically. Access to all areas needs to be arranged.
Report delivered
You receive the report and photos, usually within 3 to 5 working days of the visit.
Coverage
Site visits cover roughly 50 miles of Wolverhampton. That includes Wolverhampton and the Black Country, Birmingham, Telford, Shrewsbury, Stoke-on-Trent, Stafford, Cannock, Lichfield, Worcester and Kidderminster.
Party wall matters
Where the Party Wall etc. Act 1996 applies, a schedule of condition is normally prepared as part of the party wall process by an appointed surveyor. I am not an appointed party wall surveyor and do not prepare party wall awards. What I offer is a standalone record of condition, useful where the Act does not apply or alongside other advice.
Scope and limits
The inspection is visual and non-intrusive. I record what can be safely seen and accessed, without lifting floor coverings or opening up the structure, and roof spaces are included only where access is safe. It records condition; it is not a structural survey. If a landlord or lender requires the schedule to be signed by a RICS chartered surveyor, I can arrange sign-off through a chartered partner firm.
Pricing
Prices start from £245 for a small flat or shop unit. Larger houses, commercial premises and longer journeys are priced on size and travel, always as a fixed figure agreed beforehand.
Schedule of condition: common questions
How far will you travel?
Site visits cover roughly 50 miles of Wolverhampton, which takes in Birmingham, the Black Country, Telford, Shrewsbury, Stoke-on-Trent, Stafford, Worcester and the towns in between. If you are just outside that, ask.
Do both landlord and tenant need to be there?
It is not essential, but it helps if both parties agree the schedule. Many clients send the finished report to the other side for agreement and signature before it is attached to the lease.
Is this the same as a party wall schedule of condition?
No. Where the Party Wall etc. Act 1996 applies, the schedule is usually part of the party wall process carried out by an appointed surveyor. I provide a standalone record of condition and do not act as a party wall surveyor.
How soon will I receive the report?
Usually within 3 to 5 working days of the visit. If you have a lease completion date, tell me and I will confirm whether the timing works before you book.
Can it be signed by a chartered surveyor?
If your landlord or lender requires a report signed by a RICS chartered surveyor, I can arrange sign-off through a chartered partner firm. Mention it when you ask for a quote.
Book your schedule of condition
Tell me the address, property type and deadline and I will come back within 24 hours with a fixed price and visit dates.