Dilapidation Survey Reports are essential for protecting your property before nearby construction, demolition, or excavation begins. Our engineer-signed surveys document existing conditions so councils, insurers, and builders take your evidence seriously.
Works are starting next door, and any damage will be your word against theirs
Excavation, piling, demolition and heavy machinery move the ground around them. If cracks appear in your home six months into the build, the argument comes down to whether they were there beforehand. Without a dated record, that argument is very hard to win — and equally hard to defend if you are the one building.
What the report actually is: a dated record of condition
A dilapidation report is not an assessment of whether a building is sound, and it is not a defect report. It is evidence of a single thing — the condition of the property on the day it was inspected, before the neighbouring or adjacent works began.
Its whole value comes from the date on it. Every crack, every chip, every existing area of movement is photographed, measured where it matters, located and described, so that months later there is an agreed factual starting point instead of two conflicting memories. Where works run for a long period or the risk is high, a second survey after completion gives the matching end point, and the comparison between the two is what any claim is argued from.
What the record establishes
A fixed, documented point in time before works commence, which is the reference every later comparison is made against.
Existing cracking, movement, deflection, damaged finishes, paving, driveways, fences, retaining walls and outbuildings, described and located.
Dated, high-resolution photographs and a marked-up record, prepared and signed by the engineer who carried out the inspection.
Where a post-works survey is engaged, a like-for-like re-inspection identifying what has changed since the original record and what has not.
A neighbour has lodged plans for an excavation, basement or multi-storey build
You are the builder or developer, and want protection from claims you cannot disprove
Your council permit or contract requires a dilapidation report before works begin
You have already noticed vibration, or cracks you cannot date
An owners corporation or insurer has asked for a pre-works condition record
How we help
We attend before works begin and record the existing condition of the property in detail — photographed, described and dated by a registered structural engineer. If damage is later alleged, the report settles what was already there and what was not.
Records the exact condition of neighbouring properties and structures before works start
Creates a baseline of evidence with photos and engineer's notes
Protects you from false damage claims later
Gives councils, developers and homeowners peace of mind knowing disputes won't derail progress
Why owners and builders choose our surveys
No runaround. Just expert help from engineers who’ve seen it all.
Your Safeguard Against Disputes
Qualified Structural Engineers Only
Independent & Unbiased
Reports That Hold Up
What the inspection involves
An engineer walks the property inside and out, recording condition room by room and elevation by elevation. Nothing is repaired or altered — this is a record, not an assessment of what should be fixed.
- A site inspection by a structural engineer
- High-resolution photos of adjoining properties and structures
- Condition notes on cracks, settlement, wear and defects
- An expert summary explaining the findings in plain English
- A signed report you can rely on if questions arise later
What you will receive
An engineer-signed condition report, usually within 10–12 business days of the survey.
A dated photographic schedule covering every room, elevation and boundary structure
Written descriptions of existing cracks, movement and defects, with locations
Reference points that make later comparison straightforward
A document prepared by a registered engineer, accepted by insurers, councils and VCAT
The option of a follow-up survey after works finish, to compare condition directly
What happens next
Three steps, and you can stop after any of them.
1. Contact us before works begin — the record has to predate the construction to be worth anything.
2. We attend, typically within 3–5 business days, and survey the property in full.
3. Your dated report arrives within 10–12 business days. Keep it. If damage is alleged later, that is the document that answers it.
What the report does not establish
A dilapidation survey records condition at a date. It does not, by itself, establish that later damage was caused by the neighbouring works. Cause is a separate engineering question involving ground conditions, the nature of the works, timing, and the mechanism of the damage — and it requires a separate investigation and report.
Buildings also move for reasons unrelated to adjacent works: reactive clay, seasonal moisture, drainage, vegetation, leaking services and normal settlement. The comparison shows what changed. It does not decide who is responsible.
We are recording what is there, not forming a view on whether the building is sound, compliant or defective. If you need that, it is a structural damage assessment and a different engagement.
Concealed, obstructed and unsafe areas cannot be recorded. Anything not documented in the report is not part of the record, which is why access on the day matters more here than in any other inspection we do.
The report is evidence. It does not create rights, obligations or protections, and it is not a substitute for legal advice, an insurance policy, or any agreement with the party carrying out the works.
Dilapidation Survey Frequently Asked Questions
Do I really need a dilapidation survey?
Yes, if construction, demolition or excavation is happening near your property. It’s the only way to prove what was there before the works started.
What if new cracks appear after the works?
Your report becomes the evidence. It shows whether damage was existing or caused during construction.
Can you cover multiple properties in one survey?
Absolutely. We often document whole streets or multiple adjoining properties.
How fast can I get a report?
Most reports are ready within 10–12 business days. Urgent surveys can be prioritised on request.
Clear Pricing, No Hidden fees
+ GST each
+ GST
+ GST
Notes
- The above are minimum fees only. Final pricing will depend on the property’s size, complexity, location, documentation provided and access requirements.
- A fixed quotation will be provided before work commences.
- Regional properties located more than 2 hours’ drive (one way) may incur an additional travel charge.
- All fees exclude GST.
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