1. Preamble: the lease, the parties, the demise
The schedule opens with the lease particulars, the parties, the demise as defined in the lease, the date of inspection and the surveyor's qualifications. This frames the scope of the claim.
2. Alleged breaches, item by item
The body of the schedule lists each alleged breach of the lease covenants. Conventionally each item is structured: the covenant breached, the location, the alleged disrepair, the proposed remedial work, and the cost. The Pre-Action Protocol expects each item to be sufficiently particularised that the tenant can respond to it directly.
3. Covenant types covered
A typical terminal schedule covers four types of covenant breach.
4. Surveyor's endorsement
Under the Pre-Action Protocol, the schedule is endorsed by the landlord's surveyor confirming that the works claimed are reasonably required to remedy the alleged breaches and that the costs are reasonable. This endorsement is fundamental to the schedule's evidential weight.
5. The Quantified Demand
Served alongside the schedule, the Quantified Demand sets out the total damages claimed, including the cost of works, loss of rent during any reinstatement period, fees and any other heads of loss. The Quantified Demand is the figure the tenant responds to, but it is not, in most cases, the figure that ultimately settles.