Dilapidation reports

Existing cracks, damaged surfaces and wear can be difficult to date once demolition, excavation or construction is underway. A pre-work condition record gives the parties a reference point for later discussion.

The report identifies the property, areas inspected, date and visible condition. It can cover the agreed neighbouring buildings and external areas, subject to permission and safe access. Tell us whether you are the owner, builder, developer or neighbour and why the record is needed.

• Accessible walls, ceilings, floors and visible finishes in the agreed areas.
• Existing cracking, staining and other visible damage.
• External walls, fences, paths or driveways where included in the brief.
• Photographs with clear locations and descriptions.
• Areas excluded, obstructed or unavailable during the visit.

A general visual condition report does not establish the hidden structure, measure vibration or determine ground movement. Engineering investigations, monitoring and specialist testing are separate services. We will discuss when a different specialist is needed.

Send the site address, a plan showing the properties or areas to be recorded, the proposed works and start date. Include any development approval condition or written reporting requirement. Some projects require a particular professional qualification or report format; we need to review that before accepting the brief.

Permission is needed from the relevant owner or authorised occupier before entering a neighbouring property. Allow time to arrange appointments and let us know about access restrictions. If access is refused or unavailable, it will be recorded; the report cannot describe an interior that was not inspected.

A follow-up visit can compare accessible areas with the original dated record. Supply the earlier report and identify any changes you have noticed, including when they appeared. Keeping the same location references makes the comparison easier to follow.

A difference between two inspections does not, on its own, prove what caused the damage or who is responsible. If cause or liability is disputed, a separately agreed investigation or building dispute report may be appropriate.

Call 0466 033 726 with the site details, proposed start date and access arrangements. We will confirm the areas, report purpose and timing before booking. If work has already started, tell us: the record can only describe the condition at the time of our visit.

For a specific existing defect, see special inspections and defect reports. For several finished properties approaching handover, see bulk handover inspections.