What is a schedule of condition actually worth?

It is usually the cheapest protection a tenant can buy. Annexed to the lease, it fixes the standard of repair to the condition recorded at the start, which is what limits a dilapidations claim years later.

When should a tenant start thinking about dilapidations?

Around eighteen months before lease expiry. That leaves time to weigh doing the work against settling a claim, and to get competitive quotations rather than accepting a landlord's costings.

Does a building survey cover fire and asbestos compliance?

No. It may flag concerns, but fire risk assessment, asbestos management surveys and electrical testing are separate instructions carried out by specialists with the relevant competence.

Is an EWS1 form a safety certificate?

No. It is a form used to communicate the outcome of an external wall assessment to valuers and lenders. It is not a general building-safety certificate and does not confirm a building is compliant.

Commercial building surveyor

Commercial surveyors: protecting the position on both sides of a lease

Commercial building surveys, dilapidations, schedules of condition and compliance inspections for landlords, tenants and buyers.

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Last reviewed 31 August 2026

What does a commercial surveyor do?

A commercial surveyor advises on the condition, repair liability and compliance of business premises. Most commercial instructions turn on a lease: who repairs what, what condition the building must be handed back in, and what that will cost. The work spans pre-acquisition surveys, schedules of condition, dilapidations claims and planned maintenance for buildings already held.

At a glance

The lease drives everything: Repairing obligations, not the building's age, determine your exposure.
Best moment to act: Before signing. A schedule of condition agreed at the outset caps a lot of argument later.
Both sides: Landlords and tenants both need evidence; the same standards apply to each.
Compliance is separate: Fire, asbestos, electrical and energy duties sit alongside repair, not inside it.

Taking a lease: what to do before you sign

A full repairing and insuring lease can make a tenant responsible for putting a building into better condition than they found it. That risk is managed at the negotiation stage, not at the end of the term.

A pre-acquisition survey establishes what you are taking on. A photographic schedule of condition, annexed to the lease, records the state of the premises at the start and limits the repairing obligation to that standard.

Holding a building: keeping ahead of the cost

For owner-occupiers and landlords, planned maintenance turns unpredictable failures into a budgeted programme. It also produces the evidence that supports service-charge recovery and demonstrates the building is being managed.

Leaving: dilapidations

At lease end, a landlord may serve a schedule of dilapidations setting out alleged breaches of the repairing, reinstatement and decoration covenants. A tenant needs those items tested against the lease, the schedule of condition and the statutory limits on what may be recovered.

Dilapidations is as much a legal exercise as a technical one. Surveyors quantify and evidence; solicitors advise on liability and settlement.

Compliance duties that come with the keys

Occupying commercial premises brings duties in their own right: managing asbestos in non-domestic buildings, fire safety, electrical installation condition and energy performance. These are not covered by a repairing covenant and are not discharged by a building survey. Each needs the appropriate competent specialist.

Who this is for

A good fit if

Tenants taking, assigning or surrendering a commercial lease
Landlords preparing or defending a dilapidations claim
Owner-occupiers budgeting maintenance across a building or estate
Buyers acquiring commercial premises or a mixed-use investment

Not the right choice if

Residential purchases — those belong with a residential instruction
Rent review and lease renewal negotiation, which is a valuation and agency discipline
Detailed fire engineering, asbestos sampling or electrical testing, which need specialist competencies

Acquisition and lease events

Pre-acquisition commercial survey

Condition, liabilities and capital expenditure before you buy or sign.

Commercial building survey

A full condition assessment of business premises with repair priorities.

Schedule of condition

Photographic record annexed to a lease to limit the repairing obligation.

Dilapidations survey

Preparing or responding to a schedule at lease end, item by item.

Planned maintenance programme

A costed, prioritised programme across a defined term.

HMO and landlord compliance survey

Condition and licensing-related inspection for let residential stock.

Fire door and safety inspection

Condition of fire doors and related passive fire-protection elements.

EPC assessment

Energy performance certification for marketing and letting.

Where are you in the lease cycle?

Each stage has one instruction that matters most.

1.About to sign
Get a schedule of condition agreed and annexed before completion of the lease.
Schedule of condition
2.Mid-term
Move to a planned maintenance programme so repair spend is budgeted, not reactive.
Planned maintenance
3.Approaching lease end
Start eighteen months out. Early advice on likely dilapidations is what creates room to negotiate.
Dilapidations

When to bring in a specialist

Asbestos management surveys and sampling in non-domestic premises — competent asbestos surveyor
Fire risk assessment and fire engineering — competent fire safety professional
Electrical installation condition reports — a qualified electrical contractor
Cladding and external wall assessment — a suitably qualified assessor; an EWS1 form is not a general building-safety certificate
Liability, settlement and litigation strategy — your solicitor

Common questions

Limitations and sources

Commercial surveys are visual inspections of accessible areas. Roofs, voids and plant are inspected where safe access exists on the day.
Commentary on lease obligations is technical, not legal advice. Your solicitor advises on liability and drafting.
Cost information is indicative, carries an effective date and location context, and is superseded by tendered figures.

Source: RICS · checked August 2026

Source: HSE · checked August 2026

Last reviewed 31 August 2026.

Where to go next

costing the works rather than diagnosing them — Once scope is agreed, cost planning and contract administration take over.
a specific building defect — Defect diagnosis uses the same discipline on residential and commercial buildings alike.
a formal valuation of the premises — Acquisition, accounts and insurance each need a valuation on the right basis.

Lease event coming up?

Tell KJ the property, the lease dates and whether you are the landlord or the tenant, and you will get a clear scope back.

KJonline

Free surveying guidance across North West England

Hi, I'm KJ. Tell me about the property or the surveying advice you need and I'll help you work out the right next step.

KJ gives general guidance only and has not inspected your property. A professional opinion follows an inspection by a surveyor.