Dilapidation Reports in Sydney

What is a dilapidation report?

A dilapidation report is a dated record of the condition of a property before nearby building work begins. It combines photographs with written notes describing what is already there: cracks in walls and ceilings, gaps at joints, damaged paving, leaning fences, sticking doors and similar existing defects. Reports are also called dilapidation surveys, condition reports or "dilaps".

What is the purpose of a dilapidation report?

Its purpose is to settle, in advance, what was already there. If a neighbour notices a crack during construction, the report shows whether it existed before work started. That protects the builder or developer from claims for damage they did not cause, and gives the neighbouring owner clear evidence if new damage does occur. Good records on both sides tend to resolve concerns quickly instead of escalating them.

Pre-construction and post-construction reports

• Pre-construction report. Prepared before any work starts on site, including demolition and excavation.
• Post-construction report. Prepared when the work is finished. The same areas are inspected again and compared against the pre-construction record to identify any new or worsened defects.

Having both done by the same consultant, to the same scope, makes the comparison straightforward.

Dilapidation report requirements in NSW

There is no blanket legal requirement for every project. In practice, councils and certifiers in Sydney often make a dilapidation report a condition of development consent, especially for excavation, basements, demolition or work close to a boundary. The consent conditions usually set out which properties must be inspected, when the report is due and who must receive a copy, so read them first and send them to us with your enquiry.

Dilapidation reports before demolition

Demolition is one of the most common triggers for a report. Heavy machinery, vibration and the removal of walls that neighbours may share or rely on can all affect adjoining buildings. The pre-construction inspection should be completed before demolition starts, not just before the new build.

Residential dilapidation reports

Most reports cover neighbouring homes. Typical residential projects that call for one include new houses and knockdown rebuilds, duplexes, extensions on tight lots, swimming pools and anything with excavation near a boundary. Inspections are arranged with each neighbouring owner and kept as brief and respectful as possible.

Dilapidation reports for council assets

Some councils also ask for the condition of public assets along the frontage to be recorded: roads, kerbs and gutters, footpaths, driveway crossings, street trees and drainage pits. A record of these before work begins helps when council inspects them again at the end of the job.

What is included in a dilapidation report?

The scope depends on the work proposed and the properties likely to be affected. A report typically records:

• external walls, facades and rendered or brick surfaces
• internal walls, ceilings and floors where the owner allows access
• driveways, paths, paving and steps
• fences, boundary walls and retaining walls
• pools, outbuildings and other structures near the boundary
• council assets on the street frontage where required

Existing defects are photographed and described by location so they can be found again on the follow-up inspection.

Who does a dilapidation report?

Dilapidation reports are prepared by consultants such as engineers and building consultants. Some consent conditions specify who may prepare the report, for example a suitably qualified person, so check the wording of yours. Rebar Engineering prepares pre-construction and post-construction reports across Sydney and NSW.

Who pays for a dilapidation report?

Generally the party carrying out the work commissions and pays for reports on the neighbouring properties, because consent conditions commonly make it the applicant's responsibility and the report mainly protects them. That is usually the developer, the builder or the owner who is building. Neighbours do not normally pay for a report on their own home.

How is a dilapidation report done?

1. Send us the details: the site address, the work proposed and the consent conditions if you have them.
2. Confirm the scope: which neighbouring properties and council assets need to be inspected.
3. Arrange access: neighbouring owners are contacted to agree a time for the inspection.
4. Inspect and photograph: each property is inspected and existing defects are recorded.
5. Issue the report: for your records and for any parties your consent conditions require.
6. Post-construction inspection: the same areas are inspected again and compared once work is complete.

How much does a dilapidation report cost in Sydney?

The cost depends on the scope rather than a single set price. The main factors are:

• the number of properties to be inspected
• the size and type of each property
• whether interiors are included as well as exteriors
• how easy access is to arrange
• whether council assets need to be recorded
• whether you need a pre-construction report only, or a post-construction report as well

Send us the address and consent conditions and we will give you a quote for the full scope before anything is booked.

Note that a dilapidation report records condition; it is not a structural assessment. If you also need structural advice, see our structural engineering services in Sydney and structural engineer inspections for homes.