What Are the Different Types of Commercial Building Surveys?

If you're planning to acquire, lease or manage a commercial property, choosing the right type of building survey is essential. 

Not every survey serves the same purpose – and selecting the right one can save time, reduce risk and avoid unnecessary costs.

In this article, we’ll explain the main types of commercial building surveys available, who they’re for and when each one is most appropriate.

Do you know which survey you need?

Whether you're a landlord, tenant, developer or investor, selecting the right commercial building survey is key to managing risk and protecting your interests. 

Here are the main types:

Pre-Lease Survey

Who it’s for: Tenants entering a new commercial lease.

Why it matters: A pre-lease survey identifies any existing defects or risks associated with a building before a lease is signed. It provides valuable insight into future repair liabilities and can help in negotiating lease terms.

At Ivy Lees, we also review the draft lease alongside the survey findings, advising on clauses that could expose tenants to risk – such as reinstatement or repair obligations.

Schedule of Condition

Who it’s for: Tenants and landlords.

Why it matters: This photographic and written record documents the exact condition of a property at the start of a lease. It protects tenants from being held responsible for pre-existing defects and can limit dilapidations liability at lease end.

While it doesn’t eliminate liability entirely, it does serve as vital evidence during end-of-tenancy negotiations or disputes.

Pre-Acquisition Survey

Who it’s for: Buyers acquiring freehold or long leasehold commercial property.

Why it matters: This is a detailed, full-building survey designed to highlight structural issues, compliance concerns, repair needs and capital expenditure risks. It’s essential for informed investment decisions and future-proofing assets.

At Ivy Lees, we tailor each report to suit the transaction type and the client’s risk profile – giving clear, actionable insights.

Vendors Survey

Who it’s for: Landlords looking to sell their asset and purchasers

Why it matters: The report provides transparent findings of the property that speed up the purchase process and reduce initial costs for purchasers. It saves multiple interested parties from conducting multiple individual surveys/reports. 

This report can also highlight items to the vendor that could be dealt with before marketing the property, enabling sale prices to be maximised.

Planned Preventative Maintenance (PPM)

Who it’s for: Landlords, occupiers and managing agents.

Why it matters: A PPM survey sets out a timeline and budget forecast for maintaining a property over the short, medium and long term. It helps avoid unexpected costs, supports budgeting and ensures assets are properly maintained.

This type of survey is particularly useful for large or complex sites and portfolios.

Defect Diagnosis

Who it’s for: Any party facing a specific issue during occupation.

Why it matters: If there’s a leak, crack or suspected structural issue, a defect diagnosis pinpoints the problem and recommends a solution. It’s a cost-effective way to avoid escalation and potential liability – particularly under lease terms.

Dilapidations Assessment

Who it’s for: Tenants considering their potential dilapidations liability

Why it matters: The report provides an assessment of the potential liability for dilapidations prior to the lease end. It provides a transparent schedule outlining the potential breach and remedies a landlord is likely to consider. 

This type of survey is useful for business management and budget planning. 

Still not sure which survey you need?

At Ivy Lees, we provide commercial building consultancy tailored to your needs. We’ll help you determine which survey is most appropriate and ensure you receive clear, pragmatic advice throughout.

You can email us at hello@ivylees.co.uk to arrange a consultation or send us a message via LinkedIn. We are based in central Manchester and would be happy to discuss how we can support your project.