Schedules of Condition

Why use a Schedule of Condition?

Schedules of Condition have become commonplace in commercial leases. The purpose of a Schedule of Condition is to document the extent of the tenant’s repairing liabilities. The objective is to ensure that the tenant is not obliged to put the property into a better condition than is evidenced by the Schedule of Condition at the start of the lease.

Although attractive to tenants, Schedules of Condition come with pitfalls which should be identified and addressed, where possible, when negotiating the lease.

A good Schedule of Condition is normally prepared by a surveyor and will comprise photographs and written descriptions, together documenting the condition of the property. The tenant will wish to ensure that the Schedule clearly shows the defects, by referring to the precise location and extent of the defects – the photographs and text must be specific enough to allow the defects to be identified in the future.

We would always recommend that tenants limit their liability under a new lease, particularly if this relates to a second hand or older property. One of the ways that this can be achieved is by producing and attaching a Schedule of Condition to the lease.

If you need to record a property’s state of repair and defects at any point, we can deliver within 24 hours of inspection. We provide schedules of condition to the required standards and with a high level of accuracy and detail. We also work with a range of mechanical and electrical specialists to make sure your liabilities are fully covered.

If you would like to discuss your project in more detail, please get in touch with us today.

  • Drone surveys
  • Photographic schedules of condition
  • Videographic schedules of condition
  • Written schedules of condition with photographs

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Asset Management

Innovative solutions for underperforming commercial properties and portfolios

We proactively manage property portfolios to reduce void costs and maximise rental / capital values. From single properties to large portfolios, we have your interests covered.

We regularly help our clients reduce non-recoverable void costs within their property portfolios. We have a track record of turning around underperforming property assets, providing landlords with the specialist help and support they need to improve returns and capital values.

We have managed many refurbishment projects to enhance obsolescent properties and increase rental values. We have worked with clients throughout Scotland and beyond, to re-purpose under performing space for more appropriate uses, using creative solutions to improve returns and reduce void costs.

We personally deal with every single part of the process, from bespoke marketing solutions and managing refurbishments, to negotiating the best possible commercial terms. We can help to remove the burden of problem assets, allowing owners to focus on the core areas of their business.

We also work in partnership with a network of trusted professions, including building surveyors and legal firms, to further enhance our overall service.

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Lease Consultancy

We know our regional markets inside out. Through our unique access to rental and transaction data, you can be assured of achieving the best possible outcomes.

For Occupiers

You will need to deal with a number of lease events when you occupy a commercial property including rent reviews, break clauses, lease renewals as well as dealing with valuable lease re-gearing opportunities.

Our experienced lease consultancy services put your company in control by giving you access to market data, expert surveyors and many years of experience in delivering outstanding levels of savings for leasehold occupiers.

For Landlords

North Property Advisors offer unique insight and advice that will inform and drive extraordinary results across your property portfolio.

From rent reviews to lease renewals, lease restructuring to strategic corporate real estate advice, we have an enviable record in delivering added value to properties across Scotland.

Our data and analytics provide you with unique insight to inform your decisions. From rent reviews to lease renewals, lease restructuring to strategic corporate real estate advice, we have a strong track record in delivering added value to clients.

We provide a range of lease consultancy services across all sectors, including:

• Rent Reviews to help lower your overheads

• Lease Renewals

• Lease Restructuring – re-gears, surrenders and renegotiation of lease terms

• Commercial Real Estate advice, from moving property to developing existing premises

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Commercial Property Valuations

Our RICS Registered Valuers provide trusted advice to clients throughout Scotland.  We carry out Commercial Property Valuations in respect of both Market Value and Market Rent covering a wide range of property sectors on behalf both private and public sector clients.

We work closely with our clients providing clear and concise valuation advice,  across multiple sectors, including the industrial, office and retail markets.

  • Valuations for Pension Fund Purchases and Reviews

We provide valuations for initial pension fund purchases, including those required for updates and reviews. We have established relationships with all major SIPP (Self Invested Pension Providers) companies, which allow us to carry our valuations quickly and efficiently.

  • Valuations for Financial Statements

Our expert Registered Valuers produce detailed commercial property valuations for financial statements. These valuations are based on thorough research, data analysis and our sector-specific understanding of prevailing market trends.

  • Valuations for Acquisitions and Disposals

Not only are we active in the acquisition and sale of commercial property in Scotland, we also use complex software tools to analyse transaction data to support our valuations . We can provide expert valuations for market rent and value.

  • Expert Witness Valuations

We are experienced at preparing detailed commercial property valuations for expert witness reports. These valuations are based on detailed research and our sector-specific understanding of prevailing market trends and conditions.

  • Valuations for Development Projects and Feasibility Studies

We have considerable experience producing detailed commercial property valuations for development projects and feasibility studies. To produce these valuations we draw on the expertise of our in-house planning team.

  • Valuations for Executry, Capital Gains and Inheritance Tax

We are experts at providing the valuation services needed to deal with the estate of someone who has died. We also undertake valuations for capital gains and inheritance tax purpose

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Lease expiry? Bring it on!

A lease expiry provides tenants with a unique opportunity to evaluate their future space requirements. Maybe you need more space, maybe less space or perhaps just better space. Regardless of your own requirements, it provides us with the potential to negotiate an improved position, sometimes vastly so, on behalf of our clients.

Never be fooled into thinking that your landlord has the upper hand at renewal. Void properties are a real financial headache for landlords and you’re probably in a much stronger position than you think. The occupier market in Edinburgh and Glasgow is relatively subdued just now, so don’t assume that there are other companies out there, knocking the door down to take your space. Whilst the property is vacant the landlord will need to pick up the tab for vacant rates, refurbishment, marketing, service charge shortfalls, insurance and utilities. That’s a big incentive to keep you, so ignore all the bluff and bluster.

We have unrivaled experience in negotiating lease renewals and we have exclusive access to comparable transactions being completed in the wider market place. To ensure the best possible outcome, planning for a lease renewal should typically commence between 12-18 months prior to the end of any existing lease. This will give you a chance to consider all the options (including an alternative premises).

Sadly, lease renewals are usually not considered by occupiers until a time too close to their lease expiry date. In many cases the opportunity to really take advantage of the situation is lost. This is simply due to the vast amount of time needed to professionally address all of the many moving parts that are inherent in a successful lease renewal.

If tenants are to avoid missing these opportunities and have any ambition of achieving positive outcomes that meets their business needs, then a detailed and up to date knowledge of the following is essential;

Market conditions

Anticipated trends

Comparable evidence (up-to-date, actual and detailed)


Future service charge expenditure

Cost Analysis (renewing against moving)

North specialise in end of lease renewals. We have a successful track record in representing a wide range of businesses and we love seeing the financial benefits they can bring to our clients. If you have a lease expiry approaching and need expert advice, get in touch with us by emailing [email protected] or calling 0141 354 8962.

The No-Nonsense Guide to Finding an Office

Let’s get down to business.

We don’t want to make a daunting task like finding a new office seem any harder than it has to be, which is why we’ve put together this No-Nonsense Guide to Finding a business space, simplifying the process into five manageable steps.

Step 1: Decide why you want a new office

First things first: why are you actually looking to move? It sounds simple, but it’s a question not to be overlooked.

Is your company increasing in size, but your workspace doesn’t have the capacity?

Is your present location inconvenient for employees and/or clients?

Are your current surroundings not conducive to creativity and productivity?

Do you think you’re not getting value for money at your current place?

Would flexible terms be more suitable for the growth of your business?

There are many possible reasons why you may be looking to move, but it’s essential to know your objective before you start looking.

We recommend making a list of the top five reasons why you’re looking for a new premises. Once you’ve established that, you can move onto the details.

Step 2: Determine what you want for your new office

Next it’s time to think about what you want from your office or industrial unit.

Of course, certainly things will be less (or non-) negotiable – like budget. Fix your figure and stay firm. But most of the other decisions to be made will depend on the wants and needs of you and your team.

It’s essential to take your whole company’s opinions and preferences into account when relocating. At best, picking an office that doesn’t suit them will damage morale. At worst, it could cause some to leave the company. And picking an office with extra amenities no longer equates to spending more money. Plenty of serviced offices now come with a wide variety of perks – from onsite gyms to afterwork beers – in their standard monthly rental.

Luckily, it’s not a huge endeavour to include your team in decision-making; it’s easier now than ever to use an online form creator such as Typeform or SurveyMonkey to circulate a questionnaire around employees. Within it, we recommend asking questions such as:

Where would you most like to be based?

Is there anywhere you would actively not like to be based?

Would you prefer an open plan setup or smaller, more private offices?

Which 5 facilities would you consider essential in the office?

Once you’ve analysed the results, it’s time to begin the search.

Step 3: Browse offices or call a tenant advisor

Depending on how you want to go about it, you can now choose between trawling through pages of online listings, or calling one of our knowledgeable and friendly tenant advisors.

Our highly-experienced tenant advisors are always happy to assist you if you need advice. They can also give you access to excellent off-market options that you won’t find elsewhere.

Step 4: Pick your perfect office

Once you’ve narrowed the choice down to a shortlist, you can think about organising viewings. Before you arrive though, we recommend that you make a list of questions for you to ask your host. This may include:

What costs are included in my monthly rental?

When is the space available from?

How do meeting rooms work? Are they an extra cost?

Is it 24 hour access? If not, when can we access?

Who do we reach out to if there’s a problem? How quick do those problems get solved?

How fast is the WiFi?

Where are the best places for lunch nearby?

Don’t forget that lease and licence terms can also be negotiated. Don’t hesitate to loop in your tenant advisor if you’d like some advice on terms and/or pricing, and just to avoid disappointment, we’d recommend having a favourite and a backup, so that you can be sure you’re getting the best deal.

Step 5: Move in and start working

Once you’ve signed on the dotted line, it’s time to move! Our office move checklist is a great place to start to ensure that you’ve done everything you need to before moving, from notifying utilities providers, to making sure that the whole team knows what’s going on and is ready on time.

If you’ve opted for a serviced office then you’ll now fully grasp the convenience of a plug-and-play setup. You’ll be well into your to-do list by lunchtime!

If your space is unfurnished and you’re looking to fit it out yourself, do get in touch with your tenant advisor – they have plenty of experience helping companies fit out new spaces, and can make the process as quick, easy, and pain-free as possible.

For expert, unbiased advice and help on all aspects of moving office in Glasgow or Edinburgh, contact North Property Advisors for an initial meeting on 0141 354 8962, or email us at [email protected].

How to manage your office move

The end of your lease may seem like a long way off but even with the most meticulous planning, identifying and securing the right space always takes longer than you would expect. If your lease expires in or before Summer 2021 – now is exactly the right time to put your planning process into gear, to avoid a last-minute rush (and missing out on the office of choice).

If you’ve been assigned the task of managing the move, here’s what should be on your radar right now…

Define your operational goals

What do you want to achieve from the move? First and foremost, you need to secure the correct amount of space for your team. Whether you’re upsizing, downsizing or consolidating, an accurate assessment of near-future staffing levels is essential. Key lease events and the need for more (or less) space tend to be the most common triggers for relocation, but there could be other benefits to moving. Other than ‘more desks’, points to consider may include the following:

Enhancing your brand – how well does your current premises align with the image you want your company to portray? What would you change to make it a better fit? What do your clients think of your current space and is it easily accessible to them?

A catalyst for new ways of working – perhaps you’d like to be more dynamic in terms of open, collaborative workspaces and hot-desking. Creating a modern environment will also help you secure the best employees and retain the ones you have.

Join a hub or cluster – would your finance company benefit from a move closer to Glasgow’s ISFD? Or do you want to be closer to Edinburgh’s Fintech cluster? Your next move could be the opportunity for your firm to move into your location of choice, where all the action is.

Short-list your options

You’ve set-out what your business wants to achieve from a move. It’s now time to focus on bricks and mortar. Rather than trawling the market for hours on end, identify a benchmark to work against: a hypothetical picture of your ‘ideal’ office space.

Ask your colleagues for their opinion on what features a new office should have. You’ll probably get lots of different views and opinions, but it will help you make an informed choice. Listening to the needs of others means you’ve covered all the bases and nothing slips through the net.

Features to focus on include:

Budget (including rates and service charges)


Location (don’t just consider yourself, also think about your clients and staff)

Bespoke needs (office layout, executive offices, reception area, number of meeting rooms, presentation suites, mail room, secure storage. etc.)

IT & Services (power and data points, cabling, comms/server rooms, telephony, backup power, on-site support)

Staff amenities (kitchen, toilets, break out spaces, showers)

Building facilities (secure 24-hour access, disabled access, lifts, concierge, gym, parking)

Local facilities (nearest tube, bars, shops, sandwich shops)

Get expert advice

To make sense of the market, expert input from an agent is necessary. But be cautious – many agents act for both landlords and tenants which can cause a conflict of interest. You can address the issue by instructing an agent that acts solely for occupiers.

Preparing for moving day

Fast forward to 2019 – you’ve acted early, and with the help of your agent, you’ve been able to secure your preferred option that fits perfectly with the needs of your business.

It also means that your date of entry corresponds exactly with the expiry date of your current lease, meaning that you haven’t had to implement any awkward stop-gap arrangements. Your removal company is primed ready to go and your IT team have their plan worked out to ensure business continuity. Leave unwanted items in storage to keep the new office tidy.

Most importantly of all, your team are delighted with their new space and you’ve done a great job.

For expert, unbiased advice on the market and help on all aspects of moving office in Glasgow or Edinburgh, contact North Property Advisors for an initial meeting on 0141 354 8962, or email us at [email protected]

Top legal tips for leasing an office

Let’s face it. For most occupiers, negotiating the legal clauses in a commercial lease can be a bit daunting. It’s probably not familiar territory and you’d rather spend the time focusing on your business. We’ve pulled together some top tips to help you avoid the legal pitfalls in commercial real estate:

Read the small print

The demands and expectations of occupiers are often very different from those of their landlords, who are more often property savvy.  From the outset, it’s important to be very clear about the liabilities and obligations contained within your lease.

In all the excitement and buzz of finding new premises, it’s easy to forget about specific lease clauses and how they impact on your occupation of the space. Do you need landlord consent for structural changes? When do I need to serve my break notice? Do I need to maintain the premises externally? Paying careful attention to your obligations in the lease can save you a fortune further down the line.

Avoid ambiguity

Some landlords prefer to leave the language in their lease agreement vague so that there is a chance that they will win an argument based on the uncertainty of the wording in the future. Are you prepared to take that gamble, or would you rather know about the outcome before it happens?

Whilst you can’t account for every eventuality in a lease, it’s important to avoid loose clauses which could be open to interpretation. It might cost you more time now, but at least you know where you stand further down the line.

Just ask

It is easy to agree terms because they are what everyone else agrees to and what is considered “industry standard”. Obviously, there are clauses which are designed to be standard, such as service charges in multi-let buildings. Most occupiers would understand why these need to be fixed. But most of the other clauses are up for grabs.

Quarterly rents are old hat. Who wants to tie up cash three months in advance in this day and age? Try asking for monthly rents. That is just one example. The point is, do not be deterred by the argument put forward by the landlord’s lawyer that the clause you don’t like is “standard”.

Build in flexibility

Business can move fast and even though an occupier might know what they want at the start of the lease, it is quite common for requirements to change within a very small timeframe. Company mergers or acquisitions, new contract wins or even changes in legislation can all have an impact on the space you occupy.  It is useful to try to have as much flexibility as possible, so you can adjust your space requirements to suit the needs of your business.

A break clause is a good example of how a tenant may have flexibility for the future, allowing the tenant the comfort of knowing he can leave earlier if he wishes. But be careful, break clauses in leases are littered with traps designed to deny the tenant the break they’ve asked for – falling foul of these can be catastrophic for your business.

End of lease obligations

Occupiers usually don’t think too much about their end of lease obligations and liabilities before they sign a contract. Unfortunately, dilapidation disputes are very common in commercial property and can ultimately end up in court.  You should familiarise yourself with the lease terms and their implications and take steps to minimise your exposure to dilapidation claims by the landlord.

It is important that tenants consider their potential future dilapidations liability in good time, and budget for that future obligation. Provision made in advance, may be allowable against future taxes. If you undertake alteration works to the premises then it is likely that your landlord may require you to reinstate those alterations shortly before the end of the lease (regardless of whether you see them as a benefit). A Licence for Alterations (or Licence to Alter) can be agreed which sets out the obligation.

Leases are complex documents with many hidden traps but, with some good advice and careful planning, you can limit your exposure and liabilities. To learn more about anything discussed in this article, email [email protected] or call us on 0141 354 8962

Edinburgh’s hottest co-working spaces

Edinburgh has established itself as a major player in the UK tech start-up scene. It’s home to mega-tech unicorns like Skyscanner and FanDuel and it’s not difficult to see why companies thrive here. It’s a stunningly beautiful city, it has world class education & research programmes, a global financial services centre and an impressive array of tourist attractions. To top it all off, there’s an abundance of great eateries and bars to play in. And, did we mention the rather big castle from the 12th Century? Check out our top co-working picks below and get in touch if you have any questions…..we’d love to try and help.

City Centre 

The ground floor of this spectacular Georgian Terrace is dedicated to co-working with serviced office accommodation above. The office is perfectly situated in Edinburgh’s vibrant city centre. It is five minutes walk from the shops and restaurants in George Street and just a couple more from Edinburgh’s main station at Waverley. The tram linking the city with the airport stops just moments away at St Andrews Square.

Simply turn up, plug in and get productive – all the hassles of furnishing, cleaning and maintenance are taken care of. With a range of flexible plans to choose from, you can enjoy the freedom to scale as your business grows.

Space available from £125/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]


 City Centre 

This premises has been pioneering quality coworking in Edinburgh since 2007 and claims to be one of the UK’s first coworking spaces. With a central, easily accessible Edinburgh city centre location, a bright coworking studio, workshop and events space, and an inspiring and diverse network of over 170 members, it’s is ideal for those needing a productive space to work from in Edinburgh.

Space available from £57/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]


 The Meadows 

This space offers flexible shared space for freelancers, entrepreneurs, businesses or individuals looking for a social and inspiring workspace with easy access from all over the city via bus or train. It overlooks a large lush park that is a favourite area to grab some fresh air. There is super fast Wi-Fi and Ethernet to plug into, daily cleaning and a fully equipped kitchen is available for when you get an attack of the hunger pangs, as well as a bar and cafe. There are personal lockers to stash your goodies in plus under desk storage. Printing facilities are included in your membership fees, as well as a business address if you need it.

Space available from £240/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]


 St Andrews Square 

This business centre is perfectly located, positioned centrally in the heart of Edinburgh’s Georgian New Town. A beautiful roof garden on the top floor provides stunning views to Edinburgh Castle and the Firth of Forth beyond. St Andrew Square is a prestigious and established commercial area making it an ideal base for your business. Facilities include refreshments, projectors, TV screens and disabled access. It is extremely well connected with Edinburgh Bus Station situated to the east of the square. The office can also be accessed by car via the M8’s junction 1 and the M9’s junction 1A. Trams operate from St Andrew Square to Edinburgh Airport, and Waverly train station is within walking distance.

Space available from £164/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]


Princes Street 

Situated on Edinburgh’s world-famous Princes Street, the location of this space is second to none. The premises cover six floors with beautiful views over Princes Street Gardens, the Royal Mile and Edinburgh Castle. The centre has air conditioning, disabled access and shower facilities as well as 4 meeting rooms. The office is fantastically well connected with Princes Street tram stops, Waverley train station and many bus routes all a few minutes’ walk away.

Space available from £164/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]


 South Gyle

Located in a striking new office complex, this is the ideal solution if you’re a start-up, freelancer or work alone and only require space for a few days each week or month. This competitively priced option provides an address for your business and allows you to take advantage of hot desking and a dedicated business lounge. Close to the famous Forth Road Bridge, the South Gyle business centre is located in a contemporary office building on one of Edinburgh’s leading business parks. The centre offers everything the busy business professional needs, including 24/7 secure access, staffed reception with call answering service, high-speed, state-of-the-art telecoms system, a well-equipped kitchen area and onsite parking.

Space available from £164/Month

For more information or to arrange a viewing contact 0141 354 8962 or email [email protected]