The house next door is coming down. Temporary fencing has gone up, machinery is arriving, and suddenly you're looking a little more closely at your own walls.
That crack above the window. The gap beside the cornice. The uneven section of driveway. Were they always like that?
It's a difficult question to answer from memory. A dilapidation survey gives you a dated record to refer to, ideally before the work begins.
For homeowners and builders, that shared starting point can make a difficult conversation much clearer.
What Is a Dilapidation Survey?
A dilapidation report records the visible condition of a property at a particular time. In a construction setting, it is usually prepared before nearby demolition, excavation or building work starts.
You may also hear it called a pre-construction condition report or property condition report. The purpose is to document what was already there, including existing damage, so there is a reference for later comparison.
In this context, “dilapidation survey” and “dilapidation inspection” describe the assessment. The dilapidation report is the written and photographic record that follows.
Why Record the Condition Before Construction?
Imagine noticing a crack in your hallway after excavation starts next door. You believe it's new. The builder believes it was already there. Neither of you has a clear photograph of that wall before work began.
Now imagine there is a dated report showing the same wall, with its location clearly identified and existing cracks documented. You have something concrete to compare.
A report can help establish whether the visible condition has changed. Establishing the cause of a change may still require further investigation. It should never be treated as an automatic finding that a builder caused damage or must pay for repairs.
That distinction matters. A useful record helps everyone work from evidence.
Who Should Consider a Dilapidation Inspection?
Homeowners Beside Building Works
If demolition, excavation or a substantial renovation is planned nearby, ask early how the condition of surrounding properties will be recorded.
Discuss which parts of your home should be included and how access will be arranged. Don't assume that someone taking photographs from the street has also recorded the inside of your property.
Builders and People Planning a Project
Before starting your own project, clarify the neighbouring properties and other assets that need documenting with the appropriate project professionals.
Discussing access and inspection timing early gives neighbours an opportunity to raise concerns. It also reduces the chance of discovering an incomplete record when everyone is already working to a construction schedule.
What Does a Dilapidation Survey Cover?
The scope should be agreed before booking. It depends on the project, relevant properties and safe access.
Inside the Property
Areas may include walls, ceilings, cornices, floors, tiles, windows and door surrounds. Existing cracking, gaps, staining and deterioration can be recorded.
For example, a close-up photograph of a crack becomes much more useful when an accompanying wider view shows which wall it belongs to. Someone reading the report later needs to be able to find the same location.
Outside the Property
Depending on the agreed scope, the record may include external walls, driveways, paths, paving, fences, retaining walls and outbuildings.
Public assets, such as footpaths and kerbs, may also need documenting. Confirm whether those areas are included in the quote. A report for one home should not be assumed to cover every neighbouring property or public asset.
Littlefire's dilapidation inspection service explains the available coverage and reporting.
When Should You Book a Dilapidation Report?
Arrange the inspection before the relevant works begin. Allow time to confirm the scope, organise access and receive the report.
If you're told that machinery will arrive on Monday, raising the inspection on Friday afternoon leaves very little room to coordinate with everyone involved.
Share the proposed start date when enquiring. Also explain the type of work planned and whether you need one property, several adjoining properties or public assets recorded.
What If Work Has Already Started?
A report can still document the condition on the day of inspection. It cannot recreate an earlier condition that was never recorded.
Tell the inspector what work has already taken place. Keep any earlier photographs or relevant correspondence, with their original dates, to discuss with the appropriate adviser if concerns arise.
Are Dilapidation Reports Required in Victoria?
Requirements depend on the project and applicable approvals. Check with the relevant building surveyor and council rather than assuming every job has the same requirements.
Where Victoria's protection work requirements apply, the Building and Plumbing Commission explains that a survey of the adjoining property must record existing cracks and defects. The record must be signed or acknowledged as agreed before protection work begins. Read the Commission's guidance on protecting adjoining properties.
If you need a report for that purpose, say so when booking and confirm the required scope and process with your building surveyor.
How Much Does a Dilapidation Report Cost in Melbourne?
Littlefire's dilapidation reports start at $490. The final price depends on the property's size and the number of adjoining properties or council assets requiring documentation. Request a property-specific quote.
When comparing dilapidation report costs, ask what the price covers:
Which properties and areas will be inspected?
Are internal areas included?
Will relevant public assets be documented?
When will the written report arrive?
Is a post-works inspection quoted separately?
Agreeing on those details upfront makes the quotes more useful to compare.
How to Prepare for the Inspection
Give the inspector the property address, project details and expected start date. Share any relevant requirements supplied by your council or building surveyor.
Arrange permission and access for the areas being inspected. Let occupants know when the visit is planned, and safely clear ordinary obstructions where practical.
Point out existing concerns, even if they seem minor. A small gap you have lived with for years may be exactly the detail everyone wants to check later.
Read the finished report promptly. If a location is unclear or an expected area wasn't accessible, ask about it while there is still time to address the gap.
What Happens After Building Work Finishes?
A post-construction inspection provides an opportunity to compare the property's visible condition with the earlier record. Littlefire can arrange a follow-up inspection and post-works report when required. Learn about before-and-after reporting.
If you notice a concern during the project, keep dated photographs and raise it promptly in writing with the relevant project contact. Record the location and what you observed without assuming the cause.
Keep both reports and relevant correspondence together. A clear sequence of records is easier to work through than photographs scattered across phones and messages.
Choosing Someone to Prepare Your Report
Ask about relevant building experience, insurance and the level of detail you will receive. Request a sample report if you want to understand how locations and observations are recorded.
The document should be useful to someone who wasn't present at the inspection. Clear photographs, identifiable locations and straightforward descriptions all help.
Also ask how limitations are recorded. Inaccessible areas need to be identified, so everyone understands what the report can and cannot show.
Book a Dilapidation Survey in Melbourne
Littlefire provides dilapidation inspections across Melbourne, the Mornington Peninsula and surrounding areas. Darren is a registered builder and fully insured inspector, with reports typically delivered within 24 hours. Explore Littlefire's dilapidation inspections.
Got building work starting next door, or planning a project yourself? Call Darren on 0406 679 602 or request a quote through the link above.
Get the condition recorded while everyone can still see the starting point.