A dilapidation report records the existing condition of neighbouring properties before demolition starts. It's a written + photographic record so any later claim of damage can be checked against the pre-existing state.
When is a Dilapidation Report Required?
Three common triggers in Sydney:
- Council/certifier condition: DAs frequently require dilapidation reports of adjoining properties within 5–10 m of the work zone
- Boundary or party-wall work: any demolition within ~2 m of a neighbouring building
- Vibration-sensitive sites: heritage neighbours, brick veneer on reactive clay, or unreinforced masonry
Even when not mandated, builders demolishing close to neighbours should commission one voluntarily.
What's Included
- Photographs of all visible internal and external surfaces of the neighbouring property
- Notes on existing cracks, settlement, render defects, fence condition
- Date-stamped imagery
- Sometimes a follow-up inspection after demolition (post-condition report)
Typical Cost in Sydney
- External-only single dwelling: $400–$700
- Internal + external single dwelling: $800–$1,400
- Townhouse/commercial neighbours: $1,500–$3,500+
- Post-demolition follow-up: usually 50% of original fee
Engaged by the property owner or builder, not the demolisher. The demolisher's quote does not normally include this.
Who Pays?
The party causing the work — usually the property owner or builder — pays. Neighbours don't pay for a report on their own home, but they need to grant access. Get the request in writing.
What if the Neighbour Refuses Access?
Document the request, the refusal, and offer an alternative (external-only inspection from the street). Notify your certifier or Council in writing. If the dilapidation report was a condition of consent, the inability to access the neighbour does not waive the condition — but it does cap your obligation to a reasonable external assessment.
Frequently Asked Questions
Is a dilapidation report a legal requirement in NSW?
Not blanket-required by NSW law. It's required when a DA condition specifies one or when a certifier insists on it. It's also strongly recommended any time demolition happens within ~5 m of a neighbour's structure.
Who does dilapidation reports?
Independent building inspectors or structural engineers. The demolisher should not also write the dilapidation report — that's a conflict of interest.
How long is a dilapidation report valid for?
The pre-condition report is valid for that demolition project only. If the rebuild is significantly delayed (>12 months), the certifier may ask for a refresh.