Dilapidation Report Guide Australia

What is a dilapidation report?

A dilapidation report (also called a pre-construction condition report or property condition survey) is a detailed photographic record of a property's condition at a specific point in time. It documents existing damage, defects, and the general state of the property — creating a baseline that can be compared against later.

Dilapidation reports are most commonly commissioned before construction or demolition work begins on an adjacent property. They protect both the property owner (by documenting pre-existing conditions) and the developer/builder (by establishing what damage existed before their work started).

When are dilapidation reports needed?

Construction and demolition

The most common use case. Before construction, demolition, or excavation work begins, neighbouring properties are surveyed to document their existing condition. If the owner later claims damage from the construction activity, the dilapidation report provides evidence of what was already there.

Infrastructure projects

Major infrastructure projects — road works, tunnel construction, rail projects — often require dilapidation reports for properties within a defined impact zone. Government agencies and contractors commission these reports to manage risk and protect against damage claims.

Strata and body corporate

When works are planned in a strata development, dilapidation reports may be required for common property areas and adjoining lots to document pre-existing conditions before the works begin.

Insurance and dispute resolution

Dilapidation reports are used as evidence in insurance claims and neighbour disputes. A well-documented report with dated, annotated photographs carries significant weight in legal proceedings and tribunal hearings.

Property transactions

Some buyers commission dilapidation-style reports as part of pre-purchase due diligence — particularly for properties adjacent to known development sites or in areas with planned infrastructure works.

What to document

A dilapidation report is fundamentally a photographic record with written descriptions. The quality of your documentation determines the report's value.

Exterior

• All elevations — photograph each elevation of the building from multiple angles
• Cladding condition — cracking (photograph with a ruler for scale), weathering, damage
• Windows and doors — condition of frames, glazing, hardware
• Foundations — visible foundation walls, cracking, settlement
• Driveways and paths — cracking, settlement, condition
• Retaining walls — cracking, leaning, displacement
• Fencing — condition, leaning, damage
• Drainage — stormwater, surface drainage, pit condition
• Landscaping — trees, garden structures, anything that could be affected by vibration or ground movement

Interior

• Every room — walls, ceilings, floors, corners
• Existing cracking — photograph every crack, no matter how minor. Mark the date on a piece of tape next to the crack
• Doors and windows — operation, gaps, alignment
• Wet areas — condition of waterproofing, tiles, grout, fixtures
• Floor levels — note any existing unevenness

Common areas (strata)

• Corridors and lobbies — wall and floor condition
• Stairs — condition, cracking, handrails
• Car parks — floor condition, cracking, drainage
• Building facade — as visible from common property

Structuring the report

Recommended structure

1. Cover page — property address, date, inspector details, commissioning party
2. Introduction — purpose of the report, scope, methodology, limitations
3. Property description — building type, age, construction method, number of levels
4. Findings by area — systematic documentation of each area with photos and descriptions
5. Photographic schedule — numbered photos cross-referenced with findings
6. Summary — overall condition assessment and any notable existing damage

Area-by-area documentation

For each area, document:

• Location — which elevation, room, or area
• Observation — what you see (factual, not interpretive)
• Photographs — multiple photos with annotations marking specific items
• Measurements — crack widths (use a crack gauge), settlement amounts if measurable

Photo requirements

Dilapidation reports are photo-intensive — a typical residential report may include 100-300 photographs. Each photo should:

• Be clearly labelled with its location and what it shows
• Include context — a wide shot showing the overall area, then close-ups of specific items
• Be annotated where helpful — arrows pointing to cracks, circles around damage areas
• Include scale reference where relevant — a ruler or crack gauge next to cracks

Using InspectPro, photos are automatically organised into the section where you take them. Annotate on-device with arrows, circles, and labels — then generate the report with all photos in the correct locations.

Conducting the inspection

Before you arrive

• Confirm the scope — which properties? Exterior only or interior access?
• Arrange access with the property owner or occupant
• Check for any council requirements or developer specifications
• Prepare your equipment — camera/phone, moisture meter, crack gauge, laser level, torch

During the inspection

1. Start with a context photo — the full front elevation of the property, showing the street address if visible
2. Work systematically — clockwise around the exterior, then room by room through the interior
3. Photograph everything — it's better to have too many photos than too few. You can't go back if you miss something
4. Annotate significant items — cracks, damage, defects should be clearly marked on photos
5. Measure cracks — use a crack gauge and photograph the measurement in place
6. Note the date — include the date in your report and consider photographing a newspaper or date stamp alongside significant findings for additional verification
7. Record weather — note conditions at the time of inspection

After the inspection

Using traditional methods, compiling a dilapidation report from 200+ photos can take 3-5 hours back at the office. With InspectPro, the report builds itself as you inspect — photos are in the right sections, annotations are already applied, and the PDF generates on your phone.

Common mistakes to avoid

Not enough photos

A dilapidation report with insufficient photography is almost worthless. If a crack appears after construction work and you didn't photograph that wall, the report can't help. Photograph every surface, even if it appears undamaged. The purpose is to show what existed — including the absence of damage.

Poor photo quality

Dark, blurry, or poorly framed photos reduce the report's evidential value. Use good lighting (bring a torch), hold steady, and frame photos so the location is clear. Close-up photos of cracks should include a reference for scale.

Vague descriptions

Poor: "Cracking observed on wall."

Better: "Hairline crack (approximately 0.3mm width) on the north-facing wall of the living room, running diagonally from the top-right corner of the window to the ceiling junction. Crack length approximately 600mm. See Photo 47."

Not documenting limitations

If you couldn't access an area (locked room, inaccessible subfloor, furniture blocking a wall), document the limitation. If damage later appears in an area you didn't document, the limitation note explains why.

Failing to date-stamp the record

The entire purpose of a dilapidation report is to establish condition at a point in time. Ensure the date is recorded clearly in the report, in photo metadata, and ideally in at least some of the photographs themselves.

Tips for efficiency

1. Use a template — set up a standard dilapidation report template in InspectPro and reuse it for every job
2. Work clockwise — exterior first (north, east, south, west elevations), then interior room by room
3. Wide then close — take a wide establishing shot of each area, then close-ups of specific findings
4. Annotate on-site — don't leave annotation for the office. Mark up photos as you take them
5. Generate on-site — complete and send the report before you leave, while the inspection is fresh
6. Keep a copy — retain your own copy of every dilapidation report. You may be called on to reference it months or years later

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