Quick answer: A schedule of condition is a dated written and photographic record of visible parts of the adjoining property before work begins. It is not mandatory in every case, but it can provide valuable evidence if cracking or other damage is later disputed.
This article concerns England and Wales. It provides general information, not legal advice. The application of the Party Wall etc. Act 1996 depends on the facts, ownership and proposed work.
What is normally recorded
The surveyor notes visible finishes, cracks, distortion, damp staining, decorations and other relevant defects in accessible areas, supported by photographs. The scope should reflect the work and likely vibration or movement risks.
What it does not prove
The schedule is a snapshot, not a structural survey or guarantee. Concealed defects and inaccessible areas may not be recorded, and causation must still be considered if damage appears.
How the inspection works
Access is arranged with the adjoining owner, rooms are inspected systematically and the record is normally agreed or appended to the award. Personal possessions and unrelated areas should be treated respectfully.
Using it after the works
Compare any alleged new damage with the pre-work record promptly. Notify the building owner and surveyor, preserve evidence and avoid permanent repairs before the cause and remedy have been considered.
Frequently asked questions
Who pays for the schedule?
The building owner normally pays reasonable costs where the schedule is appropriate to the notified work.
Should I allow access?
A reasonable inspection often protects both owners, but access arrangements should be clear and proportionate.
Authoritative sources and further help
Read the official GOV.UK explanatory booklet and the Party Wall etc. Act 1996 on legislation.gov.uk. For the wider process see our building owners guide, adjoining owners guide and notice guidance.
Reviewed: 16 July 2026. Seek advice from a suitably experienced party wall surveyor or solicitor where the facts or legal position are disputed.