What Is a Dilapidation Report? A Western Australia Guide
Everything Perth property owners need to know — from what a report includes and how inspections work, to WA legislation and council requirements.
Dilapidation Report — Definition
A dilapidation report is a detailed, independent record of a property's existing condition at a specific point in time. It is prepared by a qualified building surveyor or engineer and typically commissioned before nearby construction, demolition or infrastructure works begin. The report combines high-resolution photographs, written descriptions and measurements to create a legally defensible baseline of the property's state — so any damage caused by subsequent works can be clearly identified and attributed.
In Western Australia, dilapidation reports are used across residential, commercial and industrial properties. They are frequently required as a condition of development approval by Perth metropolitan councils and are recognised by the State Administrative Tribunal (SAT), insurers and legal professionals as primary evidence in property damage disputes.
The report is not a structural assessment and does not determine whether a building is safe or compliant. Its sole purpose is to document what exists before external works begin, creating a clear point of comparison for any future claim.
What a Dilapidation Report Includes
A properly prepared dilapidation report is more than a collection of photographs. It is a structured, methodical document that follows established surveying conventions. Here is what you should expect in a professional report.
High-Resolution Photography
Every relevant surface, defect and feature is photographed using professional equipment. Images are time-stamped and geotagged, providing irrefutable evidence of the property's condition at the date of inspection. A standard residential report in Perth typically contains 100 to 300 photographs.
Written Descriptions
Each photograph is accompanied by a detailed written description that identifies the location, the element being documented, the nature of any existing defect and its approximate severity. This text is essential for clarity if the report is used in legal or insurance proceedings.
Measurements and Crack Monitoring
Crack widths are measured using calibrated crack gauges and recorded in millimetres. For significant cracks, the surveyor may install monitoring markers that allow precise measurement of any future movement. Level surveys and plumb-line checks may also be included where ground movement is a concern.
Site Plans and Diagrams
The report includes a site plan or floor plan showing the location of each photograph and observation. This makes it easy to navigate the report and cross-reference findings with specific parts of the property. Annotated diagrams may be used for complex crack patterns or drainage issues.
Additional inclusions may feature aerial or drone photography for roof assessments, thermal imaging for moisture detection, and video walkthroughs for larger properties. The scope depends on the property type, the proximity of construction and any specific council requirements.
When Dilapidation Reports Are Used in Western Australia
Dilapidation reports serve a protective function across a wide range of scenarios in Perth and regional WA. While they are not always legally mandated, they are increasingly common — and frequently required — in the following situations.
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Residential construction and knockdown rebuilds: The most common trigger across Perth's metropolitan area. When a neighbouring property is demolished and rebuilt, adjacent homeowners should have their property documented before earthworks begin.
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Commercial and multi-storey development: Large-scale projects involving basement excavation, piling, dewatering or crane operations require dilapidation surveys of surrounding properties. Perth CBD and inner-suburban projects routinely trigger these requirements.
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Infrastructure and civil works: Road widening, rail construction, water main replacement, sewer upgrades and stormwater projects can all affect nearby properties. Main Roads WA and Water Corporation projects frequently include dilapidation reporting as a contractual requirement.
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Council development conditions: Many Perth metropolitan councils — including City of Perth, City of Stirling, City of Joondalup and City of Wanneroo — impose dilapidation report conditions on development approvals where the proposed works may impact neighbouring properties.
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Lease and tenancy documentation: Property managers and landlords in Perth use condition reports at the start and end of commercial leases to protect against tenant damage disputes.
Not sure if you need one? Our assessment guide helps you determine whether a report is recommended for your situation.
The Dilapidation Inspection Process
Understanding what happens during an inspection removes uncertainty and helps you prepare. Here is a step-by-step overview of how a professional dilapidation inspection works in Perth.
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Booking and Scope Confirmation
You contact us for a quote. We confirm the property address, property type, scope of inspection (internal, external or both) and any council conditions. We then connect you with a qualified surveyor who schedules a time that suits you.
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On-Site Inspection
The surveyor attends the property and systematically documents every surface, room, elevation and external area. A standard three-bedroom Perth home takes approximately 1.5 to 3 hours. The process is non-invasive — no walls are opened, no fittings removed.
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Photography and Documentation
High-resolution photographs are taken of every relevant element. Cracks are measured, existing damage is noted, and the overall condition of each area is recorded in written form. The surveyor uses a systematic approach — typically working clockwise through each space — to ensure nothing is missed.
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Report Compilation
Back in the office, the surveyor compiles the findings into a professionally formatted PDF report. Photographs are annotated, cross-referenced to site plans, and organised by location within the property. A summary section highlights the key observations.
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Delivery
The completed report is delivered electronically as a PDF, usually within 3 to 5 business days. Urgent turnaround is available for time-sensitive situations. The report is yours to keep and can be shared with builders, insurers, councils or legal representatives as needed.
What You Receive
After the inspection is complete, you receive a comprehensive document that serves as your property's baseline record. Here is what a professional dilapidation report from a Perth-based surveyor typically contains.
PDF Report
Professionally formatted document with numbered pages, table of contents and executive summary.
100-300+ Photos
High-resolution, time-stamped photographs of every documented element and defect.
Site Plans
Annotated floor plans and site diagrams showing photograph locations and observation points.
Most Perth surveyors deliver reports within 3 to 5 business days. Expedited delivery within 24 to 48 hours is available for urgent situations — for example, when a builder has already mobilised to site. Need to understand what a finished report looks like? View our sample report.
WA Legislation and Council Requirements
Western Australia does not have a standalone statute that mandates dilapidation reports in all cases. However, several pieces of legislation and council policy create situations where reports are either required or strongly recommended.
Building Act 2011
The Building Act 2011 establishes the framework for building regulation in WA. While it does not specifically require dilapidation reports, it imposes a duty of care on builders and developers to avoid causing damage to neighbouring properties. A dilapidation report is the most effective way to establish a baseline from which to measure any alleged damage.
Planning and Development Act 2005
Local governments in Perth use their powers under the Planning and Development Act 2005 to attach conditions to development approvals. One of the most common conditions for projects near existing properties is a requirement to complete dilapidation surveys of neighbouring buildings before and after construction.
Common Council Conditions
Perth metropolitan councils routinely impose dilapidation report conditions on approvals involving basement excavation, demolition, piling, dewatering, and any works within close proximity to property boundaries. The City of Perth, City of Stirling, City of Nedlands and Town of Cambridge are among the councils that frequently attach these conditions.
State Administrative Tribunal (SAT)
In WA, property damage disputes that cannot be resolved through negotiation or mediation can be referred to the State Administrative Tribunal. SAT accepts dilapidation reports as evidence and their availability (or absence) can significantly influence outcomes. Having a professionally prepared report strengthens your position considerably.
Dilapidation Report FAQs
Get Your Property Documented Before Construction Starts
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Related Guides and Resources
Cost Guide
How much dilapidation reports cost in Perth and what affects pricing.
Pre-Construction Reports
When to book and what triggers the need for a pre-construction report.
Who Does Reports?
Surveyors, engineers and inspectors — qualifications explained.
Do You Need One?
Find out whether your situation warrants a dilapidation report.
Free Checklist Tool
Interactive checklist to prepare for your property inspection.