Neighbours · Builders · Developers
Dilapidation reports in Hobart, before the digging starts
A dilapidation report records a building's condition before nearby excavation, demolition or construction, so new damage can be told apart from old. Ours are prepared and signed by a structural engineer, with dated photos and a measured crack register, and we have no stake in the building work.
Independent record
Facts, photos and measurements, recorded the same way whoever engages us.
Fixed quote in 1–2 business hours
Get a fixed quote for a dilapidation report
Tell us the address, what work is planned next door and when it starts.
From $650 + GST. No obligation. Or call 03 6146 4747
In short
A dilapidation report in Hobart starts from $650 + GST. A structural engineer records a building's condition before nearby excavation, demolition or construction, with dated photos and a measured crack register, then repeats the check on the same points once the work ends. It gives the neighbour and the builder one shared record. If the work needs protection work next door, Tasmania requires a building surveyor.
- Fee
- From $650 + GST for a typical house
- You receive
- Signed report, photo log and a measured crack register
- When
- Before work starts, and again when it ends
Overview
What is a dilapidation report?
A dilapidation report is a dated, signed record of a building's condition before nearby work starts. It is also called a pre-construction condition report. The engineer photographs and measures the cracks and defects already there, inside and out, so that anything new after the work can be identified.
Without a record, a crack found after an excavation is one person's word against another's. With one, the before and after photos and measurements answer the question quickly, which saves the neighbour, the builder and their insurers a long argument.
Ours are prepared by a structural engineer licensed in Tasmania (Engineer – Civil). An engineer measures each crack, notes its pattern and can later judge whether new damage is consistent with the works next door.
Key takeaways
- Book it before the work starts. A record made afterwards can't prove what was there.
- Measured cracks beat photos alone: width and length can be compared later.
- One shared record protects the neighbour and the builder alike.
When you need one
When do you need a dilapidation report in Hobart?
You need a dilapidation report whenever building work next door could move the ground, shake the structure or undermine a footing. These are the usual triggers.
Neighbour excavation
A basement, pool, cut into a slope or new retaining wall near your boundary, especially on a sloping block.
Demolition next door
Removing a building that shares a wall with yours or stands close to it.
Vibration
Rock breaking, piling, compaction and heavy machinery close to older masonry.
Civil works nearby
New roads, stormwater mains or services dug along your frontage.
Before your own build
Builders and owners record neighbouring houses so they aren't blamed for old cracks.
Shared and close walls
Terraces, semi-detached homes and boundary walls, where work on one side reaches the other.
Is your house within the zone of influence?
An excavation affects the ground beside it. A common rule of thumb draws a line up from the base of the dig at about 45°; footings above that line, flatter in soft or wet ground, are more likely to move if the excavation isn't properly supported. If your footing sits inside it, a dilapidation report is the minimum, and the excavation may need engineered support.
Protection work in Tasmania
Underpinning or shoring a neighbour's property is protection work, and it needs a building surveyor. We can design and certify the underpinning or the support for an excavation; a licensed builder carries it out.
Is the neighbour's footing within the zone of influence?
The report
What's in an engineer's dilapidation report?
An engineer's dilapidation report contains a photo log and a crack register that someone else could follow and measure again. Below is an extract with illustrative data, showing how the register is set out.
| Ref | Location | Element | Observation | Width | Length | Photo |
|---|---|---|---|---|---|---|
| D-01 | East wall, outside | Brickwork | Stepped crack through mortar | 1.0 mm | 750 mm | P-014 |
| D-02 | Kitchen, east wall | Plaster | Fine crack from window corner | <0.1 mm | 300 mm | P-022 |
| D-03 | Driveway | Concrete | Shrinkage crack, no step | 0.5 mm | 2.1 m | P-031 |
| D-04 | Boundary wall | Sandstone | Open mortar joint | 6 mm | 600 mm | P-040 |
Illustrative example only, not a real property or result. Every report also sets out the scope and limits, and is signed by the engineer.
What every report includes
- The date, weather, scope and any areas that couldn't be accessed
- A photo log keyed to a simple plan of the building
- A crack register with location, pattern, width and length
- Doors, windows and floors that bind, gap or slope, where relevant
- Outside areas: paving, driveways, fences and retaining walls
- Monitoring points or tell-tales where the work is close
- The engineer's signature and licence details
Who pays for a dilapidation report?
Usually the owner or builder doing the work pays, because the report protects them against claims for damage that was already there. A neighbour can also commission their own, and some contracts or approval conditions say who pays. Either way, the record is the same: we measure what is there.
Do you need access to the neighbour's house?
Yes, with the owner's permission, because many cracks only show inside. If access is refused, we record what we can from your side and from public land, and the report says what couldn't be inspected.
How it works
How do before-and-after dilapidation reports work?
A before-and-after report measures the same points twice: once before the work starts and once when it ends. The comparison shows what has changed.
- Within 1–2 business hours
Fixed quote
The fee, the inspection date and the report date, before we start.
- Before the work starts
Baseline inspection
Photos, measured cracks and monitoring points, inside and out.
- During the work, if quoted
Monitoring visits
Readings at set stages, such as bulk excavation or rock breaking.
- When the work ends
After-works comparison
The same points measured again, with any new or wider cracks listed.
Dilapidation report
A signed condition report on a typical house. Larger buildings, several neighbouring properties, monitoring and the after-works comparison are set out in your fixed quote.
A quick record by the site team
- Photos without measurements
- Easy to dispute as one-sided
- No view on what a crack means
An independent engineer
- Measured, dated and repeatable
- The same record for both sides
- Can judge whether new damage fits the works
Choosing a report
Dilapidation report, structural inspection or defect report?
A dilapidation report records condition; it doesn't diagnose. If you need to know why something is cracking, or whether building work was done properly, a different report fits.
| Compare | Dilapidation report | Structural inspection | Building defect report |
|---|---|---|---|
| The question | What condition is the building in before nearby work? | What's moving, and does it matter? | Was the building work done properly? |
| Timing | Before the work, then after it | Whenever something changes | After new or recent building work |
| Output | Photo log and measured crack register | Likely cause, severity and recommendations | Defects, causes and a rectification scope |
| From | $650 + GST | $590 + GST | Fixed quote |
More on structural inspections and building defect reports. Not sure which fits? Choose "Not sure, please advise" on the quote form.
Where we prepare dilapidation reports
We prepare dilapidation reports across Greater Hobart, from older streets in Battery Point and New Town to hillside blocks in Sandy Bay and Kingston. See all areas we cover.
Related services
Often needed alongside a dilapidation report
Underpinning advice, design & certification
An independent second opinion on an underpinning quote, then design, stage inspections and certification. We never sell or install underpinning.
Learn more
Retaining wall design
Engineer-designed block, concrete, sandstone and gabion retaining walls for Hobart's sloping blocks, with the drawings your builder and building surveyor need.
Learn more
Building defect & dispute reports
Independent engineer's reports on structural defects in new or recent building work, for talks with your builder, mediation or TASCAT.
Learn more