AS 4349.0 · 16–40 pp typical

Dilapidation Report Explained — Plain-English Analysis (Australia)

A dilapidation report is the pre-works photographic and written record of a property’s condition, used to resolve disputes if neighbouring construction damages it. Commissioned by either the builder or the adjoining owner, a good dilapidation report timestamps every existing crack, hairline, render blemish, driveway chip, and boundary-fence rub mark so that anything new that appears during piling, excavation, or demolition can be attributed and claimed. We parse the report into a baseline snapshot + a risk register so when the back-yard tower blocks your views you know what you can and can’t claim.

Analyse my dilapidation report View sample

What the report actually tells you

What’s in a dilapidation report, plainly.

A dilapidation survey to AS 4349.0 records visible condition of the building envelope, driveways, paths, boundary fences, retaining walls, and often the interior wet areas and cornices that are most vulnerable to settlement or vibration damage. Photographs are dated and referenced. The report is usually produced twice - before adjacent construction starts and after it finishes - so any new defect in the comparison is the basis for a claim. The report itself doesn’t adjudicate fault. Our analysis turns the unstructured photo-and-paragraph report into a structured register buyers, tenants, or neighbours can actually use.

Common findings & what they cost

What we see in a dilapidation report — with AUD ranges.

These are the five most common finding types we extract from dilapidation reports, in descending severity. Each line is what the inspector flagged (in their words), translated into buyer-relevant English, and costed against current Australian trade rates.

Pre-existing Cornice hairline crack, SE corner of lounge. Documented pre-works. recorded

Pre-existing Driveway expansion joint widened; chip at edge nearest kerb. recorded

Pre-existing Boundary fence: 3 palings loose at post closest to neighbour’s driveway. recorded

Pre-existing Render minor hairlines on rear garage wall, below gutter line. recorded

Context Survey completed pre-excavation; photos dated and geo-stamped. baseline

Negotiation · buyer’s checklist

Red flags & the questions to ask.

Red flags that usually kill a deal

Any post-works dilapidation comparison showing NEW cracks, settlement, or cornice separation that wasn’t in the baseline
Missing or poor-quality photographs in the pre-works survey (makes post-works claims harder)
Dilapidation report ONLY on the exterior when the construction impact is likely internal (piling, vibration)
Adjoining-owner dilapidation not commissioned - you may have no baseline to claim against

Questions to ask your vendor / agent / strata manager

Is this the pre-works or post-works report - and where is the counterpart?
Does the survey cover interior rooms, wet areas, and cornices, or only the exterior envelope?
Are the photographs dated and geo-referenced? Do they cover every visible surface?
Who commissioned the report and who is liable for any new damage identified in the comparison?

How ReportWise analyses this

Five passes. One engine. Dilapidation reports included.

Your dilapidation report runs through the same five-pass pipeline as every other type we analyse: extract (OCR + structured parsing), classify (severity tagging against AS 4349.0), cost (AUD ranges against current Australian trade rates), translate (jargon to plain English), and validate (cross-check against the original so nothing is fabricated or omitted). Standard tier delivers in under sixty minutes; Premium tier in under thirty minutes or fifty percent refunded. Read the full method or compare tiers.

FAQ · Dilapidation reports

Answers we give every week.

Q.01When do I actually need a dilapidation report?

Most commonly when construction activity is happening on an adjoining property - demolition, piling, excavation, or substantial renovation. Local councils often mandate a dilapidation report on both the construction site and the neighbouring properties before a DA is approved. As a buyer, you want one when your purchase is adjacent to a known development site.

Q.02Who pays for a dilapidation report - the builder or the neighbour?

Usually the builder or developer, because they’re the party whose works create the risk. In some council DA conditions this is mandated. If the builder refuses, the neighbour can commission their own; the cost is typically $450–$1,800 and is often recoverable through the tribunal process if damage later occurs.

Q.03How long after the works is a dilapidation report still valid?

The pre-works report is the baseline for the life of those specific works. The post-works report should be done within days of practical completion. For claims, the key windows are your state’s tribunal time limits - typically 2–6 years for property damage claims.