Schedule of Condition of Industrial Units in Runcorn: Case Study

We produced a comprehensive photographic schedule of condition for a client leasing two warehouse units in Runcorn, near Liverpool

Brief: Provide a schedule of condition for a client taking on a new lease for two units on an industrial estate near Liverpool.

Property: Two adjacent commercial industrial units, approx. 6800 sq.ft in total.

Instructed by: International energy company.

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We were asked to prepare a photographic schedule of condition for two commercial industrial units in Runcorn.
Our client wanted the schedule of condition to protect their interests regarding dilapidations liabilities.
- Our schedule of condition could be appended to the lease contract, to provide formal documentation of the condition of the property at the start of the lease.
- The report would also give the tenant an overview of the current condition of the property they were taking on.
The properties were commercial warehouse units, comprising solid masonry construction to the elevations, with upper cladded sections.
- Structural steels were utilised as structural support for the roof.
- The roof consisted of felt, covering metal profile corrugated sheets; these incorporated domed GRP rooflights.
- Internally, walls were mainly solid masonry, with a floor of concrete in situ slab.
The two interconnecting units had been knocked through to form one open area.
The property was unoccupied at the time of the survey.

Our 360-page report included over 550 photos detailing the condition of the industrial units.
Observations on the external condition of the property included:
- the felt roof covering was in a poor state of condition, with water pooling in several areas
- previous localised repairs to the roof
- soiling and vegetation growth to the hard standings
- surface staining to window frames
- previous masonry repairs
- blemishes and deterioration to the metal gate posts.
Internal observations included:
- liquid applied coating had been used around rooflights, suggesting historic or live water ingress
- evidence of damp on lower levels of the main walls
- debonded seals around an escape door
- surface cracks and water blemishes on some ceilings
- minor blemishes and signs of wear were noted and documented throughout.

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