Dilapidation Report App — Pre-Construction Condition Surveys
InspectPro is the mobile inspection app built for dilapidation surveys. Document the existing condition of neighbouring properties before demolition, excavation, or heavy construction begins — with timestamped photos, on-photo annotations, and professional PDF reports delivered from your iPhone.
Why dilapidation reports matter for construction projects
A dilapidation report — also called a dilapidation survey or pre-construction condition report — is a detailed record of the existing condition of neighbouring properties before construction, demolition, or excavation work begins. Its purpose is simple but critical: establish a factual baseline so that any damage caused by the works can be distinguished from pre-existing defects.
Without a dilapidation report, builders, developers, and property owners are exposed to costly and time-consuming disputes. Neighbours may claim that cracks in their walls, damaged driveways, or misaligned fences were caused by your construction activity — and without documented evidence of the property's condition before work started, you have no defence. The cost of remediation, legal fees, and project delays far exceeds the cost of a thorough pre-construction survey.
In New Zealand, dilapidation reports are increasingly required by territorial authorities as a condition of resource consent for projects involving demolition, deep excavation, piling, or vibration-intensive activities. Auckland Council, for example, routinely requires dilapidation surveys for developments near existing buildings. Insurers are also beginning to require them before providing coverage for construction projects that could affect neighbouring properties.
In Australia, dilapidation reports are standard practice across all states. In NSW, they are often a condition of Development Approval under the Environmental Planning and Assessment Act 1979, particularly for projects involving excavation deeper than two metres near property boundaries. Victorian councils frequently require them under Planning Permit conditions, and Queensland councils impose them for projects with potential vibration or ground movement impacts. Strata schemes in particular demand dilapidation surveys before any construction on or adjacent to common property.
InspectPro makes dilapidation surveys faster and more defensible. Every photo is automatically timestamped with GPS coordinates, creating an evidence trail that stands up to scrutiny. Annotate photos on-site to highlight existing cracks, staining, settlement, and wear. Generate a professional PDF report before you leave — no hours of desktop write-up, no risk of losing photos between the survey and the report.
Timestamped, GPS-tagged photo evidence
Every photo captured in InspectPro is automatically stamped with the date, time, and GPS coordinates. For dilapidation reports, this creates an unimpeachable evidence trail — proving exactly when and where each photo was taken. No more disputes about whether photos were taken before or after construction began. This level of metadata makes your dilapidation surveys defensible in council proceedings, insurance claims, and legal disputes.
On-site photo annotation for existing defects
Annotate photos directly on your phone while you are standing in front of the defect. Draw arrows pointing to hairline cracks, circle areas of staining or efflorescence, and add text labels with measurements or descriptions. Annotated photos eliminate ambiguity — when a neighbour later claims a crack was caused by your construction work, your annotated pre-construction photo clearly shows it was already there.
Professional dilapidation report delivered on-site
Generate a branded PDF dilapidation report while you are still on-site. The report includes property details, consent references, a section-by-section record of existing conditions with annotated photos, and your professional summary. Send the download link to your client immediately — no hours of desktop write-up, no risk of photos being separated from the report. Your client can distribute it to the council, insurer, and neighbouring property owner the same day.
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How InspectPro works for dilapidation surveys
What does a dilapidation report include? A thorough dilapidation survey documents every visible surface of the neighbouring property that could be affected by the proposed works. This typically covers: exterior walls and cladding (noting all existing cracks, staining, and deterioration), foundations and retaining walls, driveways and paving, fencing and boundary walls, roofing visible from ground level, gutters and downpipes, windows and doors (including any existing misalignment or damage), landscaping and trees, and any visible services such as drainage or meters. Interior surveys may also be included where the neighbour grants access — documenting walls, ceilings, floors, and any existing cracking or movement.
Step 1: Set up the dilapidation report. Enter the subject property address, the development site address, the client details, and any relevant consent or approval references. InspectPro creates a structured report with sections for each elevation and area of the neighbouring property. You can add sections for multiple neighbouring properties if the project affects more than one.
Step 2: Systematic external survey. Work around the neighbouring property methodically — typically starting with the elevation facing the development site (the most likely to be affected) and then covering all remaining elevations. For each area, photograph every existing defect: hairline cracks, settlement cracks, staining, efflorescence, paint peeling, mortar deterioration, fence lean, paving cracks, and any other signs of age or wear. Annotate each photo to highlight the specific defect — draw arrows to cracks, circle staining, add measurement references where possible. InspectPro timestamps every photo automatically, creating a verified evidence trail.
Step 3: Generate and deliver the report. Once you have completed the survey, preview your report on-device. The dilapidation report PDF includes the property details, a section-by-section record of existing conditions with annotated photos, a summary of findings, and your professional assessment. Deliver the report to your client immediately — they can provide copies to the neighbouring property owner, the council, their insurer, and any other stakeholders who require evidence of pre-construction conditions.
When are dilapidation reports required? In both NZ and AU, dilapidation surveys are typically required before: demolition of existing structures adjacent to other buildings, excavation works deeper than one to two metres near property boundaries, piling or ground improvement works, heavy machinery operation near existing structures, road or infrastructure works near private property, and any project where resource consent or development approval conditions specify a dilapidation survey. Best practice is to complete the survey as close to the commencement of works as possible — ideally within the week before construction begins — so the record accurately reflects the property's condition at the relevant time.
Post-construction comparison. After the construction project is complete, a follow-up dilapidation survey can be conducted to compare the property's condition against the original baseline. InspectPro's structured report format makes this comparison straightforward — each area and defect can be re-photographed and compared side-by-side, providing clear evidence of whether any new damage has occurred during the works.
Frequently asked questions
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