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Dilapidation Reports – Your best step to construction risk management.

Contact us now, before it’s too late.

Dilapidation surveys are now an important part of the construction or demolition process.

A dilapidation report, sometimes known as property condition reports, is an inspection with a written report including photographs of a building or property, that is undertaken prior to construction works commencing on an adjoining property.

The proposed works can include a new unit, house, building, factory … and alterations to a retaining wall, demolition, underground tunnelling, or road works.

Councils usually request a dilapidation survey prior to starting construction on commercial or domestic sites. Bonds taken can be returned in completion of construction if the outside of a building site such as pathways, kerbing, drainage, road and any other conditions of surrounding Council property are not damaged.


We are a team of highly experienced building consultants who offer an unrivalled level of client service in terms of professionalism, fast turnaround of reports, work monitoring on behalf of clients, and cost-effectiveness. Property condition reports are what we specialize in which enables us to excel in what we do.

Our Objectives Our Objective

Our objective is to provide unparalleled expertise and results within all areas of dilapidation reporting, and to set a high standard of quality, efficiency, and service provided to all clients.

  • Queen’s Wharf Brisbane

    AusDilaps worked in conjunction with ProBuild to provide Dilapidation reports for the Queen's Wharf project. The Queen's Wharf project is a demolition of three non-heritage former government buildings that will transform into an integrated resort development due for completion in 2022. Brisbane CBD will be transformed into a unique and vibrant space occupying luxury hotels, restaurants, accessible public space and more. The project has been completed with preserving Brisbane's heritage by implementing protection plans for heritage listed buildings. 9 heritage buildings and 2 heritage parks are being restored and incorporated into the end result to create a cultural masterpiece. For more information on the project, check out the page over at ProBuild and Queen Wharf Brisbane. (image)

  • Department of Prime Minister and Cabinet

    AusDilaps were contracted by SHAPE to provide dilapidation reports for the Department of Prime Minister and Cabinet building. The project involved completing condition reports for SHAPE who were conducting a full fit-out of the building. This project was an important task and AusDilaps is proud to have taken part in it.  
  • Epping to Thornleigh Third Track

    CPB Contractors utilised AusDilaps to conduct an array of dilapidation reports for the Epping to Thornleigh Third Track project. The project was in place to upgrade the Northern Sydney Freight Corridor Program. AusDilaps we're able to be involved in a major infrastructure project for NSW that would assist in the much-needed transportation of freight between Sydney and Newcastle. We are delighted to of been able to conduct dilapidation reports for CPD Contractors. For more information on the project visit CPB Contractors.
  • The Northern Road Upgrade

    The Northern Road Upgrade is a development that is to improve the road between Glenmore Park and South Penrith. The project aims to deliver a safe upgrade that will improve the quality of roads for Western Sydney ahead of the new Airport and future traffic demands. Lendlease contracted AusDilaps to provide dilapidation reports for the project.
  • Barangaroo Project

    AusDilaps were contracted by Lendlease to provide dilapidation reports for the Barangaroo project in Sydney. The project involved completing a range of reports for the project which included offices, residential buildings, shopping centres, hospitality and public areas. This project was a huge feat for Sydney and AusDilaps is proud to have been involved in one of the most significant waterfront transformations in the world. For more information on the project, check out the page over at Lendlease.
  • Northern Beaches B-Line Dilapidation Project

    The Northern Beaches B-Line project is a project from the NSW Government to deliver a better public transport system for the Northern Beaches. AusDilaps were contracted to the project, working for Fulton Hogan and Transport for NSW. AusDilaps are providing dilapidation reports for over 2000 for the project. For more information on the project, please head to Transport for NSW B-Line project page.
  • North West Rail Link for Baulderstone

    Baulderstone and Transport for NSW tasked AusDilaps with the job of providing dilapidation reports for the North West Rail Link project. Sydney Metro Northwest (formerly the North West Rail Link) delivered eight new railway stations across Sydney’s growing North West. It is the first fully-automated metro rail system in Australia with trains running every four minutes and 4000 commuter car parking spaces. For more information on the project, please head to the Sydney Metro project page.  
  • Northern Beaches Hospital project (410 houses)

    AusDilaps worked with Fredon and Health for NSW on the Northern Beaches Hospital Project which required property condition inspections of 410 properties. The Northern Beaches Hospital has the capacity for 488 hospital beds, a large integrated emergency department, state-of-the-art intensive care, critical care units and a modern inpatient mental health facility. The hospital provides for both public and private patients. For more information on the project, please head to the NSW Government Health project page.
  • Tullamore Doncaster project (400 houses)

    AusDilaps undertook a project for Mirvac which involved the transformation of the former site of the Eastern Golf Club into a leafy residential haven, of architecturally-designed homes. Tullamore will transform the former site of the Eastern Golf Club into a leafy residential haven, featuring approximately 800 architecturally-designed homes. AusDilaps provided dilapidation reports for over 400 properties as part of the project in conjunction with Mirvac. For more information on the project, please head to the Tullamore project page.
  • Westconnex

    (image) AusDilaps are providing dilapidation reports for the WestConnex project. WestConnex is part of an integrated transport plan designed to keep Sydney moving. It aims to create jobs, connect communities and ease congestion, and help make Sydney a more liveable city. The new motorway will provide crucial support for Sydney’s long-term economic and population growth. For more information on the project, please head to the WestConnex project website.  



What is a Dilapidation Report
(Property Condition Report)?

A dilapidation report documents the condition of a property prior to, or after, construction or demolition on an adjoining property. These reports are appropriate for residential, commercial, and government properties, as well as infrastructure such as council assets, tunnels, bridges, and railways. There is an increasing demand for property condition reports as the majority of councils require property inspections to be undertaken as part of their development approval process.

7 Steps for the Production of a Dilapidation Report.

There are 7 steps that need to be followed in order to get a property condition report.
  • 1


    A client contacts AusDilaps to request a quote. This can be done via phone, e-mail or form via our website.

  • 2


    Access request letters are prepared and sent out to all adjoining properties to the project site as stipulated by the client. In urgent cases, residents phone numbers are supplied by the developer/project manager so that contact with the residents can be made quickly. These letters require the residents to contact AusDilaps to book an inspection date and time prior to a date stated in the letter. A second letter is sent to the resident if no response is received within 7 days. A third and final letter is sent via Registered Post. If no response is received, a statement is drawn up for the client/project managers outlining the efforts made to arrange the inspection. This is then passed on to the Council for their records.

  • 3


    The Access Letters request residents to call and make an appointment to have their properties inspected. These inspections are not compulsory but are recommended to the residents in the event that damage may occur to their property as a result of the construction work. A date and time for the inspection is agreed and an Inspector is assigned to conduct the inspection. A final confirmation is sent to the resident the day prior to inspection.

  • 4


    Our inspector visits each property, photographing the whole site internally and/or externally depending on the inspection requirements, and dictating any issues or damage identified that will be included in the dilapidation report.

  • 5


    All the photographs taken by the inspector are uploaded to a separate report per property and combined with the comments and observations made by the inspector during the inspection. Damage noted in the report will be visibly highlighted in the report so that the receivers of the report can easily identify any dilapidated aspects of the property. Restrictions encountered during the inspection are also noted in the report.

  • 6


    Property condition reports containing clear details identifying each property are sent to the client usually within three days from the date of inspection. The reports can either be sent or uploaded in electronic format for download by the client, or printed and bound and sent in hard copy if requested.

  • 7


    Once the dilapidation report is finalised and received by the client, the project is complete. If the report was compiled prior to construction being commenced, a subsequent post-construction dilapidation report may be a recommended option for many projects, in which case the above process will be repeated and the subsequent report compared to the original report to identify any damage or issues that have arisen during construction.

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