What is a dilapidation report — and when do you need one?

A dilapidation report — also called a property condition report — is a photographic and written record of the condition of a construction site's adjoining structures and surrounding areas. It's undertaken before and after works to identify any changes. When a damage claim is made, it's the evidence that defends the project.

What's included in a dilapidation report

A complete report documents the property inside and out:

• A detailed description of each inspected structure — its age, construction type and notable features.
• Existing damage and defects — cracks, settling, movement, leaks and wear — recorded with severity and location.
• A photographic and video record — high-resolution, location-referenced imagery that is defensible, not just a folder of photos.
• Geo-referenced imagery — GPS-logged capture, so pre- and post-works images compare to the exact same spot.
• Recommendations where existing issues are identified, and a clear summary of findings signed off by an engineer.

When do you need one?

Reports are typically required before construction, renovation or demolition on neighbouring properties — and are often a condition of a development application (DA) consent. You'll usually need one when:

• A DA consent condition requires condition reports on adjoining properties.
• Vibration-sensitive works are beginning near third-party property.
• There's neighbour-complaint risk or an insurance / legal exposure clause.
• Major nearby works are underway — roadworks, excavation, tunnelling or high-rise development.

Owners come at this from a different angle to builders. For the owner's side — which reports to commission over a property's life, and when — this owner's guide to commissioning reports covers the ground.

Why the pre- and post-construction pair matters

The value is in the pair. The pre-construction report establishes the documented condition of every adjoining property before works begin — the reference point against which any later claim is measured. The post-construction report is a matching record after works complete, identifying any change so that damage is proven or disproven on the evidence, not on argument.

The standard that makes it defensible

Every AusDilaps report is compliant with Australian Standard AS 4349.0, combining ultra-high-quality imagery, precise defect annotations and pinpoint location references. From a single residential build to major infrastructure, we match the capture method — high-resolution photography, roadway video, drone, LiDAR, point cloud, culvert and pipe, and GPS-georeferenced imagery — to the asset, so the record holds up when a claim is made.

If you're planning works near third-party property, the cheapest insurance you can buy is a baseline taken before the first machine arrives on site.