// FAQ
Dilapidation report FAQs
Short, direct answers to the questions builders, developers and neighbours ask us most, grouped by topic. Most link to one of our dilapidation report guides. Still unsure? Call 07 2150 0579 and an engineer will talk it through.
Dilapidation reports: quick answers
- What it is
- A dated record of a property's condition, with photos and measurements
- When
- Before demolition, excavation, piling or major works nearby
- Our price
- From $390 + GST, fixed before we start
- Quote time
- Within 1–2 business hours
- Time on site
- One to three hours for a typical house
- Signed by
- A structural engineer (Engineers Australia · RPEQ)
Dilapidation report basics
What a dilapidation report is, what it contains and how it differs from other inspections.
What is a dilapidation report?
A dated record of a property's condition before nearby demolition, excavation or construction, combining photographs with written observations of existing cracks and defects. It lets later damage claims be compared against evidence. Read what is a dilapidation report.
What does dilapidation mean?
Dilapidation means a state of disrepair. In construction, a dilapidation report doesn't judge a building as good or bad; it records existing condition, including any disrepair, so later changes can be identified.
What's included in a dilapidation report?
Report details and methodology, dated photographs of every elevation and accessible room indexed to a plan, a measured crack register, other existing defects, site elements and public assets where relevant, and the engineer's signature. See the sample dilapidation report.
Is a dilapidation report the same as a building inspection?
No. A pre-purchase building inspection assesses a property for a buyer. A dilapidation report records condition at a point in time so later changes, usually from nearby works, can be proven.
What's the difference between pre- and post-construction reports?
A pre-construction report records the baseline before works start. A post-construction report re-inspects afterwards, re-measures recorded cracks and logs new defects against that baseline. See pre-construction and post-construction reports.
Can a building inspector do a dilapidation report?
Yes. The difference with an engineer's report is that cracks are measured and assessed for structural significance, and the report is signed by a registered professional engineer. Read engineer vs building inspector.
When you need one
Which works trigger a report, when to book and how long a report stays useful.
When should the inspection happen?
Before any demolition, excavation, piling or heavy plant work that could affect the property. Once works start, the baseline can no longer be recorded. Book as soon as your start date is set.
Which works usually trigger a dilapidation report?
Demolition near a boundary, excavation for basements, pools, footings or retaining walls, piling or rock breaking, heavy machinery or cranes beside a boundary, and structural work on a shared wall. Read when a dilapidation report is required.
Is a dilapidation report required by council?
Often, where works involve demolition, excavation near a boundary or piling. Your development consent conditions will say if it's required, which properties to include and when. Check your approval documents first.
Do I need a dilapidation report for a small renovation?
Not usually, unless your consent requires one. It's worth considering when the work involves excavation near a boundary, a shared wall, demolition or heavy machinery close to a neighbour's house.
How long is a dilapidation report valid?
It records condition on the inspection date, so it's most useful when done shortly before works start. If works are delayed by months, or the property changes, a fresh inspection gives a more reliable baseline.
Cost and quotes
Starting prices, what changes the price, who pays and how fast you'll hear back.
How much does a dilapidation report cost?
Ours start from $390 + GST for a typical house, less than many building inspectors charge. The fixed price depends on size, number of properties, inside access and scope. See dilapidation report pricing.
What changes the price of a dilapidation report?
The property's size, the number of properties, inside access, public assets in scope, commercial or strata complexity and the detail your consent conditions require. Your fixed quote accounts for each before you book.
Who pays for a dilapidation report?
Usually the party doing the works, often because it's a consent condition. Neighbours can commission their own independent report. Read who pays for a dilapidation report.
How quickly will I get a quote?
Within 1–2 business hours (Mon–Fri, 8:00am to 5:00pm), with a fixed price and an inspection date. Request a fixed quote.
The inspection and report
How long we're on site, how cracks are measured and rated, and when you get the report.
How long does the inspection take?
A typical house takes one to three hours on site. Larger and commercial buildings take longer.
When will I receive the report?
We confirm the report delivery date in your quote, so you can plan around your works program.
How are crack widths measured?
With a crack width gauge held against the crack, recorded alongside the crack's length and orientation. A located photo fixes its position so the same crack can be re-measured later.
What do the AS 2870 damage categories mean?
They rate wall cracking from Category 0 (negligible, under 0.1 mm) to Category 5 (very severe, over 25 mm). Width is a guide only; the number and pattern of cracks matter too. See them applied in the sample report.
Is there an Australian Standard for dilapidation reports?
There isn't a standard written specifically for dilapidation reports. Reports commonly reference AS 4349.0-2007, and many describe wall cracking using the damage categories in AS 2870 Appendix C. Read our guide to standards.
Neighbours and access
Access, refusals, and what neighbours receive.
Can a neighbour refuse access?
Yes. Nobody has to allow entry. We then record what's visible from outside and document the request and refusal. Read can a neighbour refuse a dilapidation report.
Should I get my own report if building work is starting next door?
It's worth it if the builder hasn't arranged one, or if you want your own independent record of your home before the machines arrive. See neighbour dilapidation reports.
Does each owner get a copy of the report?
On multi-property jobs, each owner receives a separate report covering their own property. Lodge copies with your certifier or council if your consent requires it.
Damage and disputes
What happens if cracks appear during or after the works.
What happens if damage appears during the works?
A post-construction report re-measures each recorded crack, logs new defects and gives an engineer's opinion on likely cause. See post-construction reports.
What should I do if I notice a new crack?
Photograph it with something for scale, note the date and tell the builder in writing straight away. Don't patch or paint over it until it has been recorded and measured. Read what to do if construction next door damages your house.
Can cracks be monitored while works continue?
Yes. Tell-tale gauges fixed across a crack, or repeat gauge measurements, are read at set intervals to show whether it's stable, seasonal or still widening. See crack monitoring.
Can a dilapidation report be used in court?
It can be used as evidence of a property's condition on the inspection date. Its weight depends on how clear, complete and independent it is, which is why measured cracks, located photos and a qualified signatory matter.
Do you carry out repairs?
No. We're engineering only, so we have no interest in the extent of any repair work and our reports stay independent.