RICS Chartered  Building Surveyor

Condition Surveys  

A Condition Survey on either a residential or commercial property will assess the building, including the age, character, method of construction, quality of maintenance undertaken and whether there have been any alterations undertaken.

Our Condition Survey will provide a detailed summary of the condition of the property and highlight any areas of specific concern (internally and externally). Condition Surveys include an extensive photographic schedule, depicting the details highlighted within the report. During the course of our Condition Survey property inspection, our RICS Chartered Surveyor will consider the condition of the:


  • Access

  • Boundaries

  • Services

  • Roof

  • Soffits

  • Fascias

  • Gutters and downpipes

  • External ‘envelope’ (Brickwork, pointing, cladding)

  • Doors & Windows

  • Services


  • Roof Void / Underside

  • Ceilings

  • Walls

  • Floors

  • Woodwork

  • Kitchen (s)

  • Bathroom(s) / WC’s

  • Services

The nature of our Condition Survey Report and your highlighting of any specific concerns you wish us to review can be discussed and agreed in advance and documented in the ‘Letter of Instruction’ accordingly. If you have any questions regarding whether or not you need a condition survey, or for more details on what it entails, please don’t hesitate to get in touch with our RICS chartered surveyor. 


Homebuyers & Residential Condition Surveys 

As a RICS Regulated practice, chartered building surveyors undertake:

RICS Home Condition Report
The Home Condition Report describes the condition of the property, identifies any risks and potential legal issues and highlights any urgent defects. It uses simple ‘traffic light’ ratings to clearly identify the condition of the key elements of the property. Typically, the lowest priced of the surveys, it is aimed at conventional properties and newer homes.

RICS HomeBuyer Report (Survey and Valuation)
The RICS HomeBuyer Report includes all the features of the RICS Condition Report, plus a market valuation and insurance rebuild costs. It also includes advice on defects that may affect the value of the property with repairs and ongoing maintenance advice

A Condition Survey
The Condition Survey provides a detailed summary of the condition of the property and highlights any areas of specific concern (internally and externally) that we note for both yourself and your Legal Adviser.
Our RICS Chartered Surveyor will include an extensive photographic schedule depicting the specific points highlighted within the report. See the 'Condition Survey Section' for a breakdown of the content of this service.


Schedule of Dilapidations

A Schedule of Dilapidations is normally prepared on behalf of a landlord, towards the end of a lease. However, an Interim Schedule can be prepared during the term.

The Dilapidations Schedule sets out the items of repair that a tenant is required to carry out, under the terms of the lease.

Using their expertise and comprehensive knowledge, our RICS chartered surveyors will, for a Landlord:

  • Analyse the terms of the lease to highlight the tenant’s obligations

  • Carefully identify the correlation between tenant’s liabilities and any associated defects

  • Prepare a Schedule and describe the defect and wants of repair

  • Provide a detailed description of the remedy required

  • Cost the remedy, where required

  • Liaise with the Solicitor for acting for the service of the Schedule upon the tenant

  • Negotiate settlement on behalf of the landlord, by way of the tenant undertaking the necessary works, and / or, a monetary agreement.

For a Tenant, in receipt of a Schedule of Dilapidations, our Surveyors will:

  • Analyse the terms of the lease to assess the tenant’s obligations

  • Carefully identify the correlation between tenant’s liabilities and any associated defects

  • Assess the description of the defects and wants of repair

  • Determine the merits of the detailed description of the remedy required and agree the most cost effective solution

  • Cost the remedy, where required

  • Negotiate settlement on behalf of the tenant undertaking the necessary works, or, a monetary agreement.


Schedule of Condition

The incorporation of a Schedule of Condition within a lease can be in the best interests of both a Landlord or Tenant.

Neil Moran MRICS has extensive experience working with both Landlords, Tenants and their respective Solicitors, in agreeing on a Schedule, for incorporation into the lease.

The Schedule of Condition is prepared by carrying out a full inspection of a property. The findings are then set out in a tabulated format, describing each part of the property. It incorporates extensive photographs (or video footage) as supporting evidence.

The cost of preparing a Schedule of Condition is dependent on the type, size and complexity of any building. However, the cost of the Schedule of Condition is usually a small fraction of the likely savings that will be achieved in dilapidations liability or costs of the dispute between the parties. If a Schedule of Condition is not put in place.

Neil Moran Associates are Commercial Agency and RICS Chartered Building Surveyors, that are based in Leighton Buzzard as well as Milton Keynes and work across Bedfordshire, Buckinghamshire, Hertfordshire, Northamptonshire, and Oxfordshire.

We look forward to hearing from you, so we can discuss how our RICS chartered surveyor might best be able to best assist you. Get in touch.


Lease Plans

The Land Registration Act 2002 requires leases for a term of more than 7 years to be registered at the Land Registry.  Applications for registration of title should be accompanied by a plan which should comply with the guidance published by the Land Registry.


Applications will be rejected where the extent of the land cannot be identified from the plan, therefore it is essential to obtain a compliant plan to avoid delays in registration.


We are able to produce Land Registry compliant lease plans following a measured survey on site, or, if you have old plans, we may be able to convert these into compliant plans without a site visit and therefore at a reduced cost.


We are also able to produce title plans for first registration, or for the transfer of part of a registered title.


Lease plans are often given little thought until the last minute, which may delay completion of leasehold transactions.  We therefore appreciate the need for prompt delivery of plans, as well as a quick turnaround of any necessary revisions.


Please contact us to discuss your requirements and obtain a quote.

© 2018 by NMA.

Neil Moran Associates Limited
Reg No. 8869193
Website created by CMA Marketing

Main Office:
30 Hockliffe Street,
Leighton Buzzard, Bedfordshire,

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