Schedules of Condition and Dilapidation Reports Bay of Plenty
Protect Your Commercial Lease Position
Protect your commercial lease position with a professionally prepared Schedule of Condition or dilapidation report from The House Inspector.
Lease commencement: Schedule of Condition to record pre-existing condition
Lease end: Dilapidation Report to establish reinstatement liability
Compliant with the Auckland District Law Society Deed of Lease (Sixth Edition)
Bay of Plenty and Waikato
Call 0800 223 787 or enquire below.
What is a Schedule of Condition?
A Schedule of Condition (also called a Premises Condition Report or PCR) is a detailed photographic and written record of a commercial property’s physical state at lease commencement. It is attached to the Deed of Lease and signed by both landlord and tenant, creating a legally referenced benchmark of the premises condition.
Without a Schedule of Condition, a tenant has no evidence of pre-existing defects and may face inflated reinstatement claims at lease end. Since the Auckland District Law Society Sixth Edition Deed of Lease updated to include the Schedule of Condition as a standard schedule, PCRs have become essential commercial lease documentation across New Zealand.
What is a Dilapidation Report?
A dilapidation report is prepared at or near the end of a lease term. It compares the current condition of the premises against the Schedule of Condition prepared at commencement, establishing the tenant’s reinstatement liability; the extent to which the property has deteriorated beyond fair wear and tear.
For landlords it provides an objective, quantified basis for reinstatement claims. For tenants, an independent dilapidation report obtained before vacating can challenge inflated claims and provide negotiating leverage.
Who Needs These Reports?
Commercial Tenants Entering a New Lease
Records pre-existing defects, protecting you from liability for damage that existed before your occupancy.
Commercial Landlords
Protects asset value and provides the benchmark for lease-end reinstatement negotiations.
Commercial Solicitors
Acting for landlord or tenant clients entering or exiting commercial leases.
Property Managers
Managing commercial portfolios where lease documentation is required at turnover.
What Our Reports Include
Written condition description for each building element: good / fair / poor / very poor.
Comprehensive date-stamped photographic schedule referenced to the written record.
Identification of any pre-existing patent defects.
Signing arrangements for landlord and tenant acknowledgement.
Optional cost estimates for pre-existing defects on landlord instruction.
Frequently Asked Questions
Does a Schedule of Condition need to be attached to the lease?
Yes. To have legal substance, the Schedule must be explicitly referenced in the Deed of Lease and signed by both parties. We can liaise with your solicitor to facilitate this.
When should a Schedule of Condition be prepared?
Before or on the commencement date, and before the tenant takes occupation. Once a tenant has moved in, establishing which damage was pre-existing becomes very difficult.
What is fair wear and tear?
Gradual deterioration through normal use. Tenants are not liable for fair wear and tear, only for damage beyond this standard. A Schedule of Condition establishes the baseline against which wear and tear is assessed.
How long does it take?
Site inspection for a standard commercial tenancy (up to 500m²): 2–4 hours. Report delivery: 3–5 working days.
Do you cover Hamilton and Waikato?
Yes. Contact us to discuss fees for properties outside the Bay of Plenty region.
Request a Schedule of Condition or Dilapidation Report
Lease commencements and lease ends both come with deadlines. Let us know your lease dates and the size of the premises, and we’ll get back to you with availability and a fixed-fee quote.
Written by Jason Nicholls — LBP, Certificate in Residential Inspections, Diploma in Building Surveying (14 modules, registration pending). In collaboration with Philip Browne, Registered Specialist Building Surveyor, FNZIQS, DipLaw. Last reviewed May 2026.