Understanding the different types of commercial property surveys

What are the different kinds of property surveys?

A professional building surveyor with accreditation from the Royal Institution of Chartered Surveyors (RICS) carries out commercial property surveys. Commercial building surveys differ from residential surveys in that they are typically more complex and involve a wider range of detailed aspects.

A survey will examine the construction and structure, size of property, materials, surrounding land, and other physical features prior to a lease or purchase. They will also undertake a technical analysis, identifying defects and potential repairs. This may also involve an estimate of costs to bring defects into repair. Surveyors are equally involved with the legal aspects of leasing and purchase, such as health and safety concerns, if there are any existing leases or disputes, or whether a building is listed. Nearly all surveyors will provide clients with a full analysis of costs, including for carrying out repairs if the building requires refurbishment.

What is a schedule of condition?

For both property owners and new tenants, a schedule of condition is a useful report on the state of a commercial property at a given point in time. This report will describe, in detail, the condition of every part of the property, from floor to ceiling, and everything in between, and document that with photographs.

This is important for tenants who have a liability within the lease to return the property to its original condition at the end of the term of the lease and has the potential to save thousands of pounds in repairs. For property owners who have invested in the refurbishment of their property, a schedule of condition is useful to avoid contentious litigation at the end of a lease, if a tenant has damaged or abused the property in some way, providing documentary evidence of its condition at the start of the lease.

Who can provide a commercial property survey?

It is vital that any commercial property survey of whatever sort is undertaken by a suitably-qualified and -experienced surveyor and that they are a member of The Royal Institution of Chartered Surveyors (RICS). The reasons for this are twofold; firstly, RICS surveyors have undergone extensive and on-going training, backed with years of experience; secondly, they have comprehensive public liability insurance which protects both their clients and themselves.

If you need advice or information about any aspect of commissioning a commercial building survey, as a tenant, landlord, purchaser or vendor, talk to a member of our team. Our RICS-qualified experts can offer you professional, confidential guidance on the survey which is right for you.

What is a schedule of dilapidations?

A schedule of dilapidations is a type of survey  usually carried out at the end of a lease by a property owner in order to establish the repairing obligations of their tenant, and to understand how best to settle the amount of dilapidation without resorting to legal action. In cases where the dilapidation is considerable, a building surveyor may also act as an expert intermediary in any negotiations, on behalf of either the landlord or the tenant.