Development Reports

Report category

Dilapidation Reports

A dilapidation report is a dated record of the existing condition of a property, building or structure before construction, demolition, excavation or other potentially disruptive works begin.

Depending on the project and its approval conditions, the report may cover adjoining properties as well as nearby public land or assets. It typically combines written observations with photographs to document existing cracks, defects, damage and other visible conditions before work starts.

Dilapidation Report Specialists

VS Dilaps

Surry Hills, NSW

  • Residential dilapidation report
  • commercial dilapidation report
  • industrial dilapidation report
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This creates a clear point of comparison if damage is later identified during or after construction.

You may also see a dilapidation report described as a dilapidation survey, dilapidation inspection, condition report or pre-construction condition report. The terminology varies, but the purpose is broadly the same: to establish and document existing conditions before work begins.

When this may be required

A dilapidation report is not required for every development. Whether you need one depends on the proposed works, the site and any conditions attached to your development approval.

It may be required or recommended:

  • Before excavation, demolition or other construction work close to adjoining buildings or structures.
  • Where a development consent specifically requires a dilapidation report before site work begins.
  • Where work is proposed adjacent to, or involving, a party wall.
  • Where construction could affect nearby public land or infrastructure.
  • Where a builder, developer, adjoining owner or other project stakeholder wants a documented record of existing conditions before work begins.
  • Where a follow-up inspection is required after demolition or construction so the condition can be compared with the original report.

In NSW, for example, the Department of Planning's best-practice residential consent conditions include a dilapidation report condition that can require the structural condition of adjoining buildings, structures and public land to be documented before site work starts. Individual councils and consent authorities can also impose project-specific conditions.

Not sure which reports apply to your project? See our development application report guide.

Who typically prepares a dilapidation report?

The right professional depends on the type of project and, importantly, the wording of any development consent or other project requirements.

  • Dilapidation reports may be offered by specialist dilapidation survey firms, building consultants, inspectors and engineering consultancies.
  • However, you should not assume that any provider offering dilapidation reports will automatically satisfy your approval conditions. Some consent conditions specifically require the report to be prepared by a suitably qualified engineer.

For example, NSW Planning's best-practice residential condition specifies a suitably qualified engineer for reports documenting the structural condition of adjoining buildings, structures, works and public land.

Always check your development consent or project documentation before engaging a provider.

What to consider when choosing a provider

Before requesting a quote, check the exact requirements applying to your project. If your development consent specifies a particular qualification or type of consultant, make sure the provider meets that requirement.

It is also worth checking:

  • Whether the consultant regularly prepares dilapidation reports for projects of a similar type and scale.
  • Exactly what will be inspected and documented.
  • Whether adjoining properties, structures or public assets need to be included.
  • How photographs are dated, identified and linked to specific locations or defects.
  • Whether both pre-construction and post-construction inspections are available if your project requires them.
  • Whether the provider can meet any timing, submission or distribution requirements contained in your development consent.

For works involving or adjacent to party walls, additional structural requirements may also apply. City of Sydney, for example, says it will typically impose dilapidation-survey and structural-engineering conditions where development involves works adjacent to or affecting a party wall.

Related terms and services

Depending on the consultant, council or project documentation, you may come across terms including:

  • Dilapidation survey
  • Dilapidation inspection
  • Building dilapidation report
  • Pre-construction condition report
  • Post-construction dilapidation survey
  • Adjoining property condition report
  • Building condition survey

These terms can overlap, so check the required scope rather than relying on the report name alone.

Frequently asked questions

What is a dilapidation report?
A dilapidation report documents the existing condition of a property, building, structure or other asset at a particular point in time. It commonly includes written observations and photographs so the condition can later be compared with its condition during or after construction work.
Is a dilapidation report always required?

No. Requirements vary between projects and consent authorities.

A dilapidation report may be included as a condition of development consent, particularly where works could affect adjoining property, structures or public land. Always check the conditions applying to your individual development rather than assuming a report is required.

NSW Planning describes its current standard conditions as best-practice conditions rather than mandatory requirements applying automatically to every development. Councils and planning panels can also use bespoke conditions for individual sites and projects.

When should a dilapidation report be completed?

Where one is required as a pre-construction condition, it should generally be completed before the relevant site works commence and within any timeframe specified by the approval.

Some developments may also require another inspection after demolition or construction so the later condition can be compared with the original survey. Published City of Sydney consent conditions provide examples of reports being required both before works and after completion.

Who pays for a dilapidation report?

This depends on the development consent, construction contract and arrangements between the parties involved.

If a report is required as part of an approval, check the relevant condition to determine who is responsible for arranging and paying for it rather than assuming responsibility sits with a particular party.

What should a dilapidation report include?

The required scope depends on the project, but a report will generally identify the areas inspected and document their existing condition using written observations and photographs.

Where the report is required by a development consent, the consent may specify exactly which properties, structures, works or public assets must be included, who must prepare the report and when it must be provided.

NSW guidance and sources

Requirements differ between states, councils and individual developments. For NSW projects, useful primary guidance includes:

  • NSW Department of Planning, Housing and Infrastructure — Conditions of consent

    Explains how development consent conditions operate and provides the department's best-practice conditions. NSW Planning — Conditions of consent

  • NSW Planning — Standard conditions of consent: Residential

    Includes the department's best-practice dilapidation report condition. NSW Planning — Residential conditions PDF

  • City of Sydney — Party walls

    Explains when dilapidation surveys and structural engineering conditions may arise in developments involving party walls. City of Sydney — Party walls