MET SURVEYORS

A Photographic Schedule of Condition Survey is a highly detailed document used to record the current state or condition of a property, typically before construction, renovation, or tenancy begins, or prior to any works that may affect the property. This type of survey is a visual record that is accompanied by photographs and detailed descriptions of the property’s condition. It is used to document both the internal and external aspects of a building or structure to ensure that the property’s condition is fully understood and preserved for future reference.

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The Photographic Schedule of Condition is often employed to avoid future disputes between property owners, tenants, contractors, and other stakeholders. It is particularly valuable when conducting condition surveys and can be crucial in providing an accurate and impartial snapshot of the property’s state before any changes occur. This survey can be used for a variety of purposes, including before undertaking renovation or construction work, at the start or end of a lease, or to ensure compliance with building regulations or legal agreements.

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Key Features of a Photographic Schedule of Condition:

1. Detailed Visual Record: The Photographic Schedule of Condition focuses on providing a thorough visual record of the property’s current state. It includes clear and high-quality photographs that capture all relevant aspects of the property. These images are often supplemented by written descriptions to highlight any existing damage, wear and tear, or areas of concern that might need attention.

   • Internal Photographs: These will typically show the condition of rooms, walls, floors, ceilings, windows, doors, and fixtures and fittings.

   • External Photographs: External elements like the building’s facade, roof, windows, doors, garden or yard, and boundary walls are also photographed.

   • Special Features: If the property has unique elements, such as heritage features, structural components (e.g., beams or columns), or specific installations, these are thoroughly photographed and described.

2. Condition Descriptions: Alongside the photographs, the Photographic Schedule of Condition includes written descriptions that explain the condition of the property, highlighting any defects, disrepair, or issues that may need attention. These descriptions provide context to the images, ensuring that each photograph is accompanied by relevant details, such as the type of damage or degradation, the location, and its severity.

   For example:

   • “The kitchen floor shows signs of wear, with visible scuff marks along the right-hand side, particularly in the middle section.”

   • “The external brickwork along the south side of the property has some minor cracking visible above the second-floor window.”

3. Documentation of Pre-existing Issues: One of the key functions of a Photographic Schedule of Condition is to document any pre-existing issues, whether minor or significant. This can include everything from minor cracks in walls, scuffed floors, or leaks, to more serious structural issues. Documenting these pre-existing conditions is important in order to avoid disputes over responsibility for repairs or damage later on.

   In the context of a conditions survey, a Photographic Schedule of Condition can also serve as evidence of the state of a property when inspections or building works are planned. It helps clarify exactly what is being addressed and ensures that both parties (such as landlords and tenants or contractors and property owners) are on the same page.

4. Legal and Contractual Use: A Photographic Schedule of Condition is often used to protect the interests of property owners, landlords, tenants, or contractors. For example, in commercial leases, the tenant may need to return the property in a specified condition at the end of the lease term. The photographic record can serve as evidence to assess whether any damage occurred during the tenancy and whether the tenant is liable for repairs.

   • Before Work Begins: A schedule of condition can be used as a baseline when renovations or construction are about to take place, ensuring that any damage occurring during the project is easily identifiable.

   • End of Tenancy: For leased properties, particularly in commercial or residential settings, this document can help resolve disputes about whether the tenant has fulfilled their obligation to return the property in the same condition it was leased in.

   • Construction and Renovation Projects: Contractors often use a Photographic Schedule of Condition to document the state of a property before beginning any works to avoid disputes over potential damage caused by construction activities.

5. Thorough and Impartial Inspection: A Photographic Schedule of Condition is typically carried out by a professional surveyor or property inspector who conducts a detailed inspection of the property. This ensures that the report is thorough, impartial, and accurate, helping to prevent any biased or incomplete assessments of the property’s condition. Professional surveyors often use high-quality photographic equipment to ensure that the images are clear and capable of showing all relevant details.

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Why Choose a Photographic Schedule of Condition?

• Clarity and Transparency: The combination of photographs and written descriptions makes the property’s condition clear to all parties involved, ensuring that any potential disputes over property damage, responsibility, or condition can be avoided.

• Prevents Future Disputes: One of the primary benefits of a Photographic Schedule of Condition is that it can prevent future legal disputes. By documenting the state of a property before any changes or renovations occur, it provides a clear reference point for landlords, tenants, contractors, and property owners in case disagreements arise later on about the property’s condition.

• Protects Tenants and Landlords: For tenants, the Photographic Schedule of Condition ensures that they aren’t unfairly held responsible for damage or disrepair that existed before they moved in. Similarly, landlords can use it to hold tenants accountable for any damage that occurs during the tenancy or when the property is returned.

• Helps with Insurance and Claims: The document can be valuable for insurance purposes, as it provides an accurate record of the property’s condition before any construction work, damage, or renovations are carried out. In the event of an insurance claim, this document can serve as evidence of the property's condition before the claim was made.

• Essential for Contractors and Renovators: When planning renovations or refurbishments, a Photographic Schedule of Condition provides contractors with a clear understanding of the starting point of the property. This helps contractors plan their work, and it ensures that they are held accountable for any damage they might cause during the course of their work.

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Conditions Survey and Photographic Schedule of Condition:

A conditions survey refers to an assessment that documents the overall state of a property, often focusing on structural elements, services, and general repairs. A Photographic Schedule of Condition is typically used as part of a conditions survey to provide a visual, accurate record of the property’s condition. While the conditions survey may provide more detailed technical descriptions, such as information on structural integrity or the condition of electrical and plumbing systems, the Photographic Schedule of Condition focuses on providing visual evidence of the condition, ensuring that the findings are backed by clear photographic evidence.

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Applications of a Photographic Schedule of Condition:

• Pre-Renovation or Construction: Contractors and architects often use a Photographic Schedule of Condition to record the current state of the property before any renovation, refurbishment, or construction work is carried out. This documentation ensures that any damage caused by the work can be easily distinguished from pre-existing issues.

• Property Management and Leasing: In commercial or residential leasing, a Photographic Schedule of Condition can help property owners and managers protect their investments and ensure the property is returned in the same condition as when it was first leased.

• Insurance and Legal Claims: In the event of insurance claims or disputes over the property’s condition, having a Photographic Schedule of Condition on hand can provide the necessary evidence to support the claim.

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Cost of a Photographic Schedule of Condition:

The cost of a Photographic Schedule of Condition can vary based on the size and complexity of the property. A typical Photographic Schedule of Condition can cost anywhere between £300 and £1,500 or more, depending on factors such as the size of the property, location, and the level of detail required in the survey. In large properties, particularly commercial spaces, the cost can be on the higher end due to the detailed nature of the inspection.​

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Conclusion:

A Photographic Schedule of Condition is an essential tool for documenting the condition of a property, particularly for lease agreements, construction projects, or insurance purposes. By providing a clear, visual record of the property’s state before any work or tenancy begins, it helps prevent future disputes, protects both landlords and tenants, and ensures that all parties are aware of their responsibilities. Whether used as part of a conditions survey or as a standalone document, a Photographic Schedule of Condition is an invaluable resource for managing the condition and maintenance of properties.

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