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A dilapidation report — also called a property condition report — is an independent record of the condition of a building and its surrounds at a set point in time. It documents existing cracking, movement, surface damage and defects in writing and in dated photographs, so the state of the property before nearby construction is beyond dispute.
Councils, developers and insurers commonly require one before excavation, piling, underpinning, demolition or heavy vehicle access begins, and many building permits make it a condition of approval. A second report is normally prepared once the works are finished, and the two records are compared.
What it is for: the report exists to create an agreed factual baseline before works start, so that if damage is alleged afterwards there is dated evidence of what the property looked like beforehand. It is a record of condition — not a defect report, not a compliance or Building Code assessment, and not a property valuation.
Please note: A dilapidation report records the accessible existing condition of the property at the date of inspection. It does not automatically establish who caused any damage identified at a later date.
The report is prepared by a qualified inspector with no stake in the outcome, which is what makes it useful in negotiation, an insurance claim or a VCAT proceeding.
What affects your price: the size of the property, the number of properties or boundaries being recorded, how much external and internal access is available, the level of photographic detail required, and location. A second report after the works are complete is quoted separately. Your exact fee is confirmed in writing before the booking is accepted.
The prices shown are minimum advertised prices and include GST. Your final fixed quote will be confirmed before booking and may vary depending on the property size, location, condition, complexity, access and required scope.
There is no single Victorian law that requires a dilapidation report on every project. In practice they are required by the conditions attached to a building or planning permit, by council or authority agreements for works in the road reserve, by developers and builders as a term of contract, and by insurers before high-risk work such as excavation, piling, underpinning or demolition.
They are also strongly advised whenever construction takes place close to a boundary. Under the Building Act 1993 the party carrying out protection works must give notice to adjoining owners, and a condition report is the practical way to establish the starting point. If you are unsure whether your project needs one, send us your permit conditions and we will tell you.
If you are the party carrying out the works, you may also need mandatory stage inspections during construction, and a BAL assessment if the land is bushfire prone.
It is an independent, dated record of a property’s condition at a point in time, documented in writing and with photographs. It is normally prepared before nearby construction begins, and again once it finishes.
Usually the party carrying out the works — the builder, developer or owner undertaking construction. Adjoining owners sometimes commission their own report as well, particularly on larger projects.
Two reports are standard practice. The pre-works report establishes the starting condition and the post-works report allows a direct comparison, which is what makes any later claim straightforward to resolve.
It depends on the conditions attached to your permit and on your council’s requirements. Send us the permit conditions and we will confirm what is needed.
Most residential properties take one to two hours on site, depending on size and the number of structures. The report is usually delivered the next business day.
To report on an adjoining property, yes — we need the owner’s permission and access to record internal and external condition. We can only report on areas we are able to safely access.
Send us the property details and the inspection you require. Our team will review the information and confirm the appropriate service and fixed price before booking.
