Getting a schedule of condition before taking on a new lease agreement is crucial to protecting yourself as a tenant. A schedule of condition for a commercial tenant records the state of every aspect of a building and its grounds at a specific moment in time. This is then annexed to the new lease to prevent inaccurate dilapidations claims from a landlord further down the line.
As our Manchester team of building surveyors will tell you, without a schedule of condition, a tenant with a ‘full repairing’ lease is liable to fix all disrepair at the end of their tenancy, regardless of whether or not that disrepair was present when they took the property on. In contrast, getting a schedule of condition means that you have a record of the state of repair at the start of the lease. This limits a tenant’s obligations to repair the property, removing obligations to repair beyond the condition at the start of their lease.
Schedules of condition can be carried out for any type of building, from warehouses to office, and from retail units to pubs and restaurants. Take a look at this selection of our recent RICS Schedule of Condition Surveys that have been carried out by our Manchester surveyor team.
Schedule of condition of a modern industrial unit
This was a mid-terrace portal frame unit, with an asbestos roof and GRP rooflights. It had a concrete slab floor, and walls with low level masonry and upper level metal cladding.
Our client required a schedule of condition before taking on the lease. We used a drone to get clear and comprehensive images of the roof, and a high definition camera for images of all other areas of the property. All major and minor areas of damage were recorded, as was any soiling, solar degradation, stains, scuffs and blemishes. Metalwork was examined for corrosion and warping. A moisture meter was used to assess damp in various locations throughout the property.
Hotel Schedule of Condition
This hotel building, with parts dating back to the 1700s, was being taken on by a new tenant who wanted a schedule of condition. The main roofs were pitched and covered with natural slate. The elevations were made from dressed local stone.
Given the size of the property, the schedule of condition was extensive, containing over one thousand images. Drone images of the roof highlighted areas where tiles were cracked and misaligned, and where debris and vegetation and built up. Any cracks to the masonry were recorded, as was all damage to any element, including the render, chimneys, paint finishes and concrete paving. Inside, the condition of everything from ceilings and pipework to fire doors and even the doormats were recorded.
A report such as this has the potential to save clients thousands in repair costs at lease-end.
Commercial Unit Schedule of Condition
This property was a light commercial unit, particulary striking because it was built within the arch of a railway bridge. It had secondary profile metal cladding. The surrounding bridge structure was formed of solid masonry and steel.
As well as carefully inspecting the metal cladding, our surveyor paid close attention to the masonry to the rear elevation, within the railway arch. He noted perished joints, heavy soiling and staining and a number of cracks and spalling to brickwork that had since blown following frost attack. Graffiti staining is commonly seen on city centre properties, and this one was no exception.
