Dilapidation reports in Brisbane

Dilapidation report Brisbane: quick facts

Typical properties

Queenslanders on stumps, post-war homes, brick houses and units

Common triggers

Townhouse and unit infill, basements and retaining walls on slopes

Ground

Clay soils that move with the seasons in many areas; many sloping blocks

Approvals

Check your development or building approval for a dilapidation condition

Signed by

An RPEQ-registered engineer

Price

From $390 + GST, fixed quote in 1–2 business hours

Why do Brisbane homes need a dilapidation report?

Because Brisbane's infill development puts new townhouses, units and basements right beside older homes, including timber Queenslanders on stumps. These homes respond to nearby work differently to brick houses: movement often shows as sticking doors, uneven floors, gaps in wall linings and cracked sheeting rather than masonry cracks. A record that only photographs cracks can miss most of it.

What works trigger a dilapidation report in Brisbane?

Any work that could plausibly affect a neighbouring property. In Brisbane, common triggers include:

• Townhouse and unit developments beside older timber homes
• Basements and cut-and-fill on sloping sites
• New or replacement retaining walls near a boundary
• Demolition or removal of an older house next door
• Raising a house or building in underneath, where it involves excavation or new footings near a boundary
• Heavy trucks and machinery working beside the boundary or a shared driveway

Not sure your project needs one? Read when a dilapidation report is required.

How do we record a Queenslander?

With a different checklist to a brick home. Timber houses on stumps tend to show movement at joints, doors and floors, so the engineer works through these questions on every inspection:

1. Is the house on stumps?

   Stumps, bearers and subfloor framing are part of the structure, so their existing condition is part of the baseline.

   Yes → photograph the stumps and bearers we can safely reachNo → record the slab edge and footings from outside

2. Are the walls and ceilings timber-lined?

   In timber linings, movement tends to show as gaps between boards and cracked sheeting rather than long cracks.

   Yes → record lining gaps, cracked sheeting and cornicesNo → measure plaster and masonry cracks and rate them against AS 2870

3. Do doors and windows stick, or do floors slope?

   These are often the first signs of movement in a timber house, so doors and windows are tried and floors are checked with a level.

   Yes → note and photograph the existing defectNo → record that they operate freely

4. Is there a retaining wall or slope near the works?

   On sloping blocks, retaining walls, stairs and paths near the boundary are often the elements closest to the works.

   Yes → record lean, cracks and drainage outletsNo → record fences, paths and driveways

How do Brisbane's soils and slopes affect a dilapidation report?

Clay soils in many parts of Brisbane move with wet and dry seasons, so existing defects are common in older homes. Many homes also sit on sloping blocks, where retaining walls and cut-and-fill change how the ground behaves near a boundary. A measured record before works start separates what was already there from anything new.

Our reports are prepared and signed by engineers registered as Registered Professional Engineers of Queensland. That registration matters if a report is later relied on by a builder, insurer or court. Read more on engineer vs building inspector reports.

What do we record in a Brisbane dilapidation report?

Everything a later damage claim could point to, located and photographed so it can be found again:

• Adjoining homes, inside and out, including timber linings, ceilings and cornices
• Stumps, bearers and subfloor framing we can safely reach on high-set houses
• Floor slopes and sticking doors and windows, noted where they already exist
• A crack register for brick, render and plaster, with location, width, length and orientation
• Retaining walls, fences, stairs, driveways and pools near the boundary
• Footpaths and kerbs at the frontage when your approval requires them

See how it comes together in our sample dilapidation report.

How a Brisbane dilapidation report works

Six steps from approval to final comparison. The first five happen before anyone touches the site.

1. As soon as you have approval

   Check your approval conditions

   Look for a dilapidation condition in your development or building approval, and note which neighbouring properties and public assets it names.

2. Weeks before works

   Request a fixed quote

   Send the address, works type, start date and condition wording. We reply with a fixed price within 1–2 business hours.

3. Before the inspection

   Arrange access, including under the house

   Ask neighbours for access inside and, for high-set homes, to the subfloor. A short letter explaining that the report protects both parties helps.

4. Before works start

   Inspect and record

   Rooms, linings, doors and floors are recorded, accessible stumps and bearers are photographed, and existing cracks are measured.

5. Before works start

   Issue RPEQ-signed reports

   Each owner receives the record of their own property. Lodge copies with your certifier or council if your approval requires it.

6. After works finish

   Compare after the works

   A post-construction inspection re-checks recorded defects and logs anything new, so any change is clear.

How much does a dilapidation report cost in Brisbane?

Our Brisbane dilapidation reports start from $390 + GST for a typical house, signed by an RPEQ-registered engineer. The fixed price depends on the property's size, how many properties need recording, inside and subfloor access, and what your approval requires.

See how dilapidation report pricing works, then get a fixed quote. Doing the works? Start with a pre-construction report. Works starting next door? Get your own neighbour report. Already seeing new gaps or cracks? Read what to do if construction next door damages your house.