Commercial
Pre-Lease Survey.
Get a detailed pre-lease survey report advising on the condition of the property you are looking to lease, expected remedial costs, and your dilapidations responsibilities. Understand the difference between a Pre-Lease Survey and a Schedule of Condition when you’re about to lease a commercial property.
What is a Pre-Lease Survey?
If you’re a business looking to take on the occupation of a building on a lease-hold basis you need an independent inspection of the property prior to signing your lease. A pre-lease survey is a detailed report that outlines the current condition of the premises, the dilapidations liabilities and repairs associated with it and the costs required to make the building fit to be occupied
As an incoming tenant, it is important to understand the responsibility – and potential costs – that you are taking on as part of your lease. The onus for undertaking maintenance and repairs to the property will usually lie with the tenant during the term of the lease and if a premise is in a poor state of repair initially, costs can quickly escalate. Having a Pre-lease Survey conducted by one of our expert, chartered surveyors can be a useful tool in negotiating better lease terms and understanding your liabilities, as we review your dilapidation liabilities and responsibilities for the property in relation to the lease.
We also advise that alongside a Pre-Lease Assessment, a Schedule of Condition can prove very valuable in documenting the condition of the property at the time of taking occupancy, protecting your interests and assets in the future.
Why You Need a Pre-Lease Survey
Before committing to a lease, tenants should understand:
- The current condition of the building fabric, including roofing, walls, and finishes;
- The status of mechanical and electrical systems
- The likely need for short, medium, and long-term maintenance
- Statutory compliance, such as disabled access or fire safety regulations
- Presence of deleterious materials, such as asbestos or non-compliant fire doors
- The building’s energy performance, which can impact utility costs
- Legal matters like the lease draft, title, warranties, and landlord obligations
Additional Benefits of a Pre-Lease Condition Survey
A comprehensive pre-lease survey may include:
- Recommendations for further investigations
- Requests for landlord disclosures or maintenance records
- Budget estimates for expected works
- Guidance on how proposed fit-out works may impact building elements
This enables tenants to:
- Proceed with confidence
- Renegotiate lease terms
- Request landlord-funded repairs
- Exit the deal and pursue alternative premises
A pre-lease condition survey is essential for any tenant considering a commercial lease. It provides a comprehensive understanding of the property’s condition, helping to identify potential liabilities and maintenance obligations before commitments are made. This proactive approach enables tenants to negotiate lease terms more effectively and avoid unexpected costs down the line.
Liam Piercy BSc (Hons) MRICS, Director – Fourth Wall North West
What is Included in a Pre-Lease Survey?
A comprehensive inspection of the building fabric, externally and internally, including doors, windows, roofs, walls and more.
A jargon-free, report outlining any problems that require attention and your dilapidations liabilities in relation to the lease, that you can bring to the attention of the landlord.
Identify any major risks in the future if you were to purchase or make renovations to a Listed Building.
A dedicated surveyor who will provide expert advice and guidance to ensure that a reasonable and fair settlement is reached for you and the landlord.
A summary of the condition of the property, remedial advice and expected costs to allow you to negotiate any requirements for maintenance that will be required over the course of the lease.
Honest advice from a team of independent chartered surveyors who have your best interests at heart.
Why Choose Fourth Wall for a Pre-Lease Survey?
At Fourth Wall, we provide expert-led Pre-Lease Condition Surveys to help tenants make informed leasing decisions and avoid unexpected costs.
Our team has extensive experience across all property types; from modern industrial units to historic listed buildings.
Our reports are thorough and practical, covering building condition, compliance issues, mechanical and electrical systems, and lease-related risks. We act solely in your interest, offering clear, budgeted advice to support lease negotiations and reduce future liabilities.
With offices in London, Manchester, Sheffield, Leeds and Birmingham, we offer nationwide coverage with local insight giving you clarity before you commit.
Ready to take the next step?
Book Your Pre-Lease Survey
We’ve torn down the traditional, jargon-heavy surveying model to create a service suited to people like you to ensure you’re getting the best lease deal possible. If you’d like to have a chat with our team, feel free to complete the contact form below or contact us by phone or email and we’ll aim to get back to you shortly.
Taking on a commercial property lease can be complex and contentious—but with the right advice, they don’t have to be. At Fourth Wall, we focus on clarity, strategy, and results. Whether you’re a landlord or a tenant, our job is to simplify the process, challenge assumptions, and deliver commercially sound outcomes every time.
Joshua Weston BSc(Hons) MRICS, Director – Fourth Wall Lead Director
RICS Appointed Member of the Professional Group Panel for Building Surveying & Building Control
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Pre Lease Survey FAQs
Browse some of the common questions that our team are asked when it comes to choosing the survey that’s right for you.
Do I Have to Have a Pre-Lease Survey For a Property?
Although it is not a legal requirement for entering a lease agreement, we strongly encourage you to have a pre-lease survey done prior to signing. You should be satisfied with the condition of your property and your dilapidations liabilities before purchasing to ensure that you are getting the best property for the best possible agreement.
How Long Does a Pre-Lease Survey Take?
This depends on the state and size of the property, typically however a pre-lease survey can take anywhere between from two to eight hours to inspect, and then we’ll start on writing your report. If the property has more extensive damage, is older, or is very large, this may impact the time take to inspect and report on the property.
Why Would You Have a Pre-Lease Survey?
Pre-lease surveys are a great way to give the prospective tenant knowledge of the condition of the property before entering into an agreement. It helps give you the expertise to negotiate with the landlord the conditions of the lease and if any repairs are required prior to or during the lease. It will also help you understand your dilapidations responsibilities and liabilities to help ensure that you are not held responsible for extensive and costly repairs in the future.
If I Have a Pre-Lease Survey, Do I Also Need a Schedule of Condition?
A pre-lease survey and a schedule of condition go hand in hand. Whilst the pre-lease survey will advise on the condition of the property and your responsibility and dilapidations liabilities in relation to the lease, a photographic schedule of condition will extensively document the condition of all internal and external areas of the building fabric. This will be essential when it comes to leaving your lease and any dilapidations negotiations you enter into.
What is the difference between a Pre-Lease Condition Survey and a Schedule of Condition?
The key difference between a pre-lease survey and a schedule of condition lies in their purpose and timing during the leasing process:
- A Pre-Lease Survey is conducted before signing a lease to assess the overall condition of a commercial property. It helps prospective tenants understand potential risks, maintenance needs, compliance issues, and future costs associated with the building. This survey informs lease negotiations and decision-making by highlighting the property’s current state and any liabilities the tenant might take on.
- A Schedule of Condition is a detailed photographic and written record of the property’s condition, usually prepared right before the lease begins or before any construction works. Its main purpose is to protect the tenant by documenting the exact state of the property at lease commencement, limiting their liability for pre-existing damage when the lease ends.
In short: the pre-lease survey guides whether to take the lease and on what terms, while the schedule of condition protects the tenant’s interests during and at the end of the lease.
How much does a Pre-lease Survey Cost?
The cost of a pre-lease condition survey can vary widely depending on factors like the size, type, and location of the property, as well as the complexity of the survey. Generally, prices in the UK range from:
- £500 to £1,500 for smaller commercial units (e.g., small offices or retail spaces)
- £1,500 to £3,000+ for larger or more complex properties such as industrial units or multi-floor office buildings
Additional factors that can affect cost include:
- Level of detail required
- Whether mechanical and electrical (M&E) systems are included
- Urgency or fast turnaround needs
- Location (surveys in London or major cities often cost more)
It’s best to get a tailored quote from a qualified commercial building surveyor like Fourth Wall, who can assess your specific requirements and property details.
How much does a schedule of condition cost?
The cost of a Schedule of Condition varies based on property size, type, location, and complexity, but typical UK pricing is:
- From around £600 to £1,500 for smaller commercial properties (like small offices or retail units)
- £1,500 to £3,000+ for larger or more complex buildings, such as warehouses or multi-floor offices
Factors influencing cost include the level of detail required, inclusion of mechanical and electrical systems, the number of photographs, and turnaround time.
For an accurate price, it’s best to get a personalised quote from a reputable commercial building surveyor who can tailor the report to your needs.
Local Knowledge
National Coverage.
We have surveyors based across England in our regional offices. With expert knowledge of their local areas, you know you’re in safe hands.
Fourth Wall Yorkshire
Sheffield
2nd Floor
38 Carver Street
Sheffield S1 4FS
Fourth Wall // Midlands
Fourth Wall // South East
Areas We Cover
London
Mayfair
Pimlico
Kensington
Westminster
Lambeth
Islington
Enfield
Camden
Barnet
Belsize Park
Hampstead Heath
Finsbury Park
Home Counties
Ascot
Windsor
Sunningdale
Maidenhead
Cookham
Virginia Water
Cobham
Weybridge
Esher
Guildford
Oxshott
Beaconsfield
