Schedule of Condition vs Party Wall Award: What’s the Difference?

The Soc Shop
Jun 22
3 min read

Planning building work near a shared boundary? You’ve likely come across two key terms: Schedule of Condition and Party Wall Award. While they’re both essential parts of party wall procedures, they serve very different purposes.

In this guide, we’ll break down what a Schedule of Condition is, how it fits into the Party Wall etc. Act 1996, and how it differs from a Party Wall Award. Understanding the distinction can help you avoid disputes, protect both properties, and stay fully compliant with the law.

What Is a Schedule of Condition?

A Schedule of Condition is a detailed written and photographic record of a property's condition at a specific point in time. It is usually completed just before construction or renovation begins. This is most commonly used when building work is taking place near a neighbouring property or where a party wall is involved.

The report is compiled by a surveyor and includes:

Notes describing the condition of walls, ceilings, floors, and finishes
High-resolution images of cracks, defects, or structural features
A dated report that can be referred to if damage is claimed later

The purpose of a Schedule of Condition is simple. It documents the state of a property before any disruption begins. If the adjoining owner later claims your work caused damage, this report acts as an impartial record.

In party wall matters, a Schedule of Condition provides critical protection for both parties.

What Is a Party Wall Award?

A Party Wall Award is a legally binding document issued under the Party Wall etc. Act 1996. It becomes necessary when the adjoining owner dissents to a party wall notice and a formal dispute must be resolved by surveyors.

The Party Wall Award includes:

A description of the proposed works
The method and timescale of construction
Protective measures to prevent damage
Clarification of responsibilities and costs
A Schedule of Condition, often included as part of the award

The key difference is this. A Schedule of Condition is a factual report. A Party Wall Award is a legal agreement that allows building work to proceed under the Act. It is prepared by one or two appointed party wall surveyors, depending on whether both parties agree to use a single expert.

When Do You Need a Schedule of Condition?

A Schedule of Condition is strongly recommended in the following situations:

Your building works are near or directly affect a party wall
The adjoining owner consents to your notice but wants some reassurance
You want to avoid future claims over property damage

Even if a Party Wall Award is not required, many homeowners still request a Schedule of Condition for peace of mind. It is typically paid for by the Building Owner and is often more cost-effective than going through formal dispute resolution.

Can a Schedule of Condition Replace a Party Wall Award?

No. A Schedule of Condition cannot replace a Party Wall Award.

If the adjoining owner formally dissents to your notice, a Party Wall Award is legally required. However, that award will usually include a Schedule of Condition to record the existing condition of the neighbouring property.

The two documents are often used together, which is why they are sometimes confused. But they are not the same.

Why Is a Schedule of Condition Important in Party Wall Projects?

Whether or not a Party Wall Award is needed, a Schedule of Condition can save time, money, and stress. It:

Protects you from unfounded damage claims
Supports fair resolution if a dispute arises
Provides reassurance for your neighbour
Strengthens your party wall documentation

In short, it is one of the simplest and most cost-effective safeguards you can put in place before starting work near a party wall.

Need Help with a Party Wall Award or Schedule of Condition?

We are here to simplify the process. Whether you need a standalone Schedule of Condition or a full Party Wall Award, our expert surveyors are ready to guide you.

✅ Fast, no-obligation quotes ✅ Transparent, fixed fees ✅ Full compliance with the Party Wall etc. Act 1996

Contact us today to discuss your project or get a free quote tailored to your needs.