Schedule of Condition, Belgravia London

We were instructed to undertake a schedule of condition of each of the neighbouring properties prior to works commencing to refurbish a fire damaged residential building in Belgravia London.  The repair works proposed included the replacement of fire damaged floors, walls and ceilings and the complete replacement of all the building services and internal fixtures and fittings. Whilst the works were extensive they did not not fall within the Party Wall etc Act 1996 which would have required formal party notices be served which would have allowed the neighbours to require a party wall award to be agreed.

In view of the nature of the works and the fact the building was Grade 2* listed it was viewed prudent to prepare schedules of condition of the neighbouring properties.  This was to ensure that in the event any damage was caused during the course of the works, that damage would be identifiable and appropriate remedial works undertaken, as would have been required under the party wall legislation should it have applied.

Access to one of the 2 neighbouring properties was agreed with the owner and an inspection was undertaken to record the condition of the property before the commencement of the works.  The inspection included the external and internal areas adjacent to the party wall separating our clients building from the neighbours.  A full scaffold was to be erected to the front front elevation to facilitate the works so the condition of the front wall to include the render, windows and railings were noted in the inspection.  Internally, whilst a prestigious address, the internal finishes were showing signs of age and general wear and tear.  It was therefore considered beneficial to record the condition of the finishes prior to works commencing so any pre-existing defects in the neighbouring property were not later claimed to have been caused by the refurbishment works.

The schedule of condition was prepared and a copy sent to the neighbours surveyor so the document prepared could be agreed as a true and accurate record of the condition of the property.  At the completion the works, in the event there are any claims of damage, the schedule of condition will be checked and it be agreed if the works have caused any damage.

Tim Greenwood and Associates are able to advise when a schedule of condition is required and tailor it to suit its purpose.  We can prepare a schedule of condition to ensure that parties are protected in the event claims for damages are made by neighbours.  Schedules of condition can be applicable prior to the commencement of building works and are also often prepared to record the condition of a building at the commencement of a lease if it is agreed with the landlord to limit their repairing obligations.  Please contact us for further advice and information on schedules of condition.