DILAPIDATION
REPORTS

DAVID HALL BUILDING APPRAISALS is experienced at completing dilapidation reports as required by Councils, insurance companies and Sydney Water. 

What is a dilapidation report

A dilapidation report is a conditional inspection and report, with photographs, of a building or property that is undertaken prior to works commencing on an adjoining property. The proposed works can include a new unit building (particularly if there are underground garages), alterations to a retaining wall, road works, underground tunnelling or demolition.

An initial inspection and report is undertaken prior to works commencing so that any cracking and/or damage is documented. A final inspection is undertaken on completion of the works and any changes are documented so that remedial works can be undertaken. Councils can request that a dilapidation report cover areas outside of a building site such as footpaths, kerbing and condition of the road as they are a Council asset and any damage must be repaired.

If a dilapidation report is not undertaken then it is difficult to verify if damage occurred during construction of the adjoining property. This often leads to frustration in a claim for damages. We have on many occasions shown a homeowner a crack or deflection that exists in a building prior to works commencing and they were unaware that it existed. This is where many frustrating attempts are later made for damages as often an owner becomes aware of the possibility of cracks. The word dilapidation is not a true word for the task undertaken as the reports document the condition of a property and building and lists existing cracks or damage.

A dilapidation report also is not a defect report as it is not required to identify actual defects within a building. A defect report is a separate and more intrusive specialized report that identifies defects such as dampness, termite damage and inadequate or non-compliant construction.

All reports are to identify the type of construction and type of cracks or damage that is found on a property as well as the building. This includes movement in driveways, deflections in walls, cracks to brickwork and concrete.

Where an obvious external problem is found then this is also documented. An example is slate roof tiles that have "slipped" due to rusted nails and this should be noted as an owner may attempt to claim that they did not exist before and are a result of "vibration" or were not in evidence prior to the works. The inside of the building is to include cracks to walls and ceilings, drummy tiles, obvious sagging to ceilings, obvious dampness and other obvious problems. Every property is different, so the content of each report will vary. Where unit buildings are required to be inspected then the external common areas as well as the accessible units are to be included.

Many dilapidation reports are a benefit to the owner as they can alert them to general cracks that they have not seen. Also some general advice is given where the owner is informed as to the reason for the cracks.

David Hall Building Appraisals has completed many dilapidation reports and offers a broad range of expertise in this area. The size and cost of reports will vary depending on the condition and type of buildings and property. For further information you are invited to call our office on 02 9418 7750. Enquiries can also be made via email at the above navigation link for Contact Us.

Who orders dilapidation reports

The contractor undertaking demolition, excavation or boring works is the person that orders a report. Councils, insurance companies and Sydney Water can make it a condition of a contract or approval for the contractor to obtain an unbiased building inspection on adjoining properties where works are to be completed. Builders, contractors and owner/builders should obtain a dilapidation report to document existing cracking and faults within a building so future claims and legal action can be either prevented or where damage has occurred then the claim can be justified.