If construction, excavation or demolition is about to happen next door, a dilapidation inspection is the one document that can prove — beyond argument — what condition your property was in beforehand. Without it, you have almost no way to hold anyone accountable for damage that follows.
Melbourne's infill development boom means more properties than ever now sit metres from a construction site, a basement excavation, or major civil works. A dilapidation report isn't about predicting damage — it's about creating an independent, dated, photographic record so that if damage does occur, there's no dispute about where it came from.
What a Dilapidation Report Is
A dilapidation report is a detailed, photographed record of a property's existing condition — cracks, movement, finishes, and structural elements — captured before nearby works begin. It's a point-in-time baseline, not an assessment of whether the property is sound.
When You Need One
- 1Neighbouring Construction or Demolition
A new build, extension, or demolition is planned on an adjoining or nearby property.
- 2Excavation or Basement Works
Deep excavation nearby can affect soil stability and place stress on adjoining foundations.
- 3Civil or Infrastructure Works
Road works, pipe-laying, or utility works involving vibration or heavy machinery near your property boundary.
- 4You're the Developer or Builder
Councils and permit conditions increasingly require dilapidation surveys of neighbouring properties before works commence.
- 5Shared Walls or Boundaries
Party walls and close-set boundaries carry elevated risk of transmitted movement or vibration damage.
What's Actually Recorded
A thorough dilapidation inspection documents the condition of walls, ceilings, floors, and external finishes — with particular attention to existing cracking, movement, and any pre-existing defects. Photographs are timestamped and referenced against a floor plan or room-by-room schedule, so there's no ambiguity later about which crack was already there and which one wasn't.
| Recorded | Not Assessed |
|---|---|
| Existing cracking in walls, ceilings and floors | Structural adequacy or engineering compliance |
| Condition of external cladding, render and paths | Cause of any pre-existing damage |
| Fences, retaining walls and boundary structures | Future risk prediction |
| Doors, windows and general finishes | Areas inaccessible at time of inspection |
Why It Protects You
Without a baseline report, proving that new cracking or movement was caused by nearby works — rather than existing wear and tear — is extremely difficult. A dated, independent record shifts the burden of proof and gives you (or your insurer, or legal representative) something concrete to point to if damage is later disputed.
Who Should Commission a Dilapidation Report?
Both sides of a project benefit from getting this right.
Neighbouring Property Owners
- Protect yourself with an independent condition record before works begin next door
Builders & Developers
- Commission surveys of all adjoining properties to manage risk and satisfy permit conditions
Owners Corporations
- Document common property condition ahead of works affecting a shared building
Frequently Asked Questions
Who pays for a dilapidation inspection?
This varies by arrangement. Often the party carrying out the works commissions and pays for surveys of neighbouring properties, particularly where required by council permit conditions — but a concerned neighbour can also commission their own independent report.
How long before works start should it be done?
As close to the start date as practical, so the record reflects the property's true condition immediately before any works or vibration begin.
Do I need a follow-up inspection after works finish?
Yes — a post-works comparison inspection is what actually lets you identify any new damage by comparing against the original baseline report.
Is a dilapidation report the same as a building inspection?
No. A building inspection assesses condition against a standard and calls out defects. A dilapidation report simply documents existing condition as a point-in-time record, without judging structural adequacy.
Protect Your Property Before Works Begin Next Door
Independent, thoroughly documented dilapidation reports across Melbourne, Sunbury and the Macedon Ranges.
Book a Dilapidation Inspection