What You Will Find in a Completed Dilapidation Report
A professional dilapidation report is a substantial document, typically running between 30 and 100 pages depending on the size and condition of the property. It combines high-resolution photography, precise written descriptions, measurements, and professional observations into a single, court-admissible record of your property's condition at a specific point in time.
The sample walkthrough below is based on a composited example drawn from typical findings across Adelaide residential inspections. Property details have been generalised for privacy, but the format, level of detail, and language reflect what you will receive from a qualified building surveyor operating in South Australia.
Sample Section: Cover Page
The cover page is the first thing you see when you open the report. It establishes the who, what, where, and when of the inspection and provides a professional framework for everything that follows. A typical cover page includes:
- Property address:The full street address and council area of the inspected property (for example, “14 Elm Street, Norwood SA 5067 — City of Norwood Payneham & St Peters”).
- Inspection date and time:The exact date and the start and end times of the on-site survey (for example, “12 March 2025, 9:15 AM to 11:40 AM”).
- Weather conditions:Noted because weather can influence observations, particularly around moisture, staining, and ground conditions (for example, “Fine, 22 degrees Celsius, no rain in preceding 48 hours”).
- Surveyor details: The name, qualifications, registration numbers, and professional indemnity insurance details of the inspecting surveyor.
- Adjacent development reference: The address of the neighbouring construction site and, where applicable, the council development application number.
Sample Section: Executive Summary
The executive summary provides a concise overview of the surveyor's key observations without requiring the reader to work through the full photographic record. It is typically one to two pages and is written in plain language so property owners, builders, insurers, and council officers can quickly understand the overall condition of the property.
A typical executive summary might read:
“The subject property is a circa-1935 sandstone-fronted bungalow in generally good condition for its age. The inspection identified minor pre-existing cracking to the north-facing external wall and several hairline cracks to internal plaster in the hallway and living room, all consistent with normal settlement over the life of the building. The driveway exhibits one pre-existing settlement crack approximately 2 metres in length. No structural concerns were identified at the time of inspection. A full photographic record with measurements follows.”
Sample Section: Photographic Record with Descriptions
The photographic record forms the bulk of the report. Each entry pairs a high-resolution photograph with a written description identifying the exact location, the element inspected, the condition observed, and any measurements taken. In a full report, you would see the actual photograph alongside each description. Below are representative text entries that illustrate the level of detail a qualified surveyor records:
Section 3.1: External Walls — North Face
Minor hairline crack observed at 1.2m height near window lintel. Crack width approximately 0.5mm. No structural concern at this stage. Crack appears consistent with long-term settlement and thermal movement typical of rendered masonry construction of this era. Photographic reference: IMG_0142.
Section 3.2: External Walls — West Face
Render in good condition overall. Minor surface crazing noted along the lower 600mm of the wall at ground level, likely attributable to moisture wicking. No cracking observed. Paint surface showing early signs of chalking. Photographic reference: IMG_0158 to IMG_0162.
Section 3.3: Internal — Hallway
Two hairline cracks observed in ceiling plaster, running parallel to the hallway at the junction between the original dwelling and a later extension. Crack widths both less than 0.3mm. These cracks are characteristic of differential movement between the two building stages and are pre-existing. Photographic reference: IMG_0178 and IMG_0179.
Section 3.4: Driveway
Existing settlement crack running NE-SW, approximately 2m in length, 1-2mm width. Pre-existing condition. The crack follows the line of an underlying stormwater trench, which is a common pattern in Adelaide driveways where backfill has settled over time. No displacement or lipping observed at the crack edges. Photographic reference: IMG_0203 and IMG_0204.
Section 3.5: Rear Boundary Fence
Colorbond fence in good condition. One panel near the south-east corner shows minor denting at approximately 900mm height, consistent with impact damage. Fence posts are plumb and footings appear stable. No lean or displacement observed. Photographic reference: IMG_0221.
Sample Section: Condition Assessment Matrix
Many professional reports include a condition assessment matrix — a summary table that lists every inspected element, assigns a condition rating, and cross-references the relevant photographs. This makes it easy to scan the entire property at a glance and quickly identify areas where pre-existing damage has been recorded.
A typical matrix uses a simple rating scale:
- Good: No defects observed. Element is in serviceable condition.
- Fair: Minor cosmetic defects consistent with age and normal wear.
- Poor: Noticeable defects present. May require maintenance but are not structural.
- Defect Noted: Specific damage or deterioration recorded with measurements and photographs.
In the full sample report, the matrix covers every room, elevation, and external element in a single table, giving both the property owner and the builder a clear, structured record they can refer back to after construction is complete.
Sample Section: Recommendations
The final substantive section of the report contains the surveyor's professional recommendations. These are tailored to the specific property and the nature of the adjacent construction. For the example property above, typical recommendations might include:
- Monitor the hairline crack on the north-facing external wall (Section 3.1) during and after the adjacent excavation works. If the crack widens beyond 1mm or shows signs of displacement, a structural engineer should be engaged for further assessment.
- Install a simple crack monitor (tell-tale) across the driveway settlement crack (Section 3.4) to detect any movement during piling operations on the neighbouring site.
- Conduct a post-construction follow-up inspection within four weeks of the adjacent works being completed to compare against this baseline report and identify any new damage.
- Retain this report and all associated photographs indefinitely, as they constitute the primary evidence in any future claim related to the adjacent development.
Why Seeing a Sample Report Matters
Many Adelaide property owners commission a dilapidation report without knowing what the finished product should look like. By reviewing this sample walkthrough, you can set informed expectations for your own report. If the report you receive is significantly shorter, lacks a condition matrix, omits measurements for existing cracks, or does not include a surveyor declaration, those are red flags worth raising with your surveyor before accepting the document.
A well-prepared dilapidation report is your single strongest piece of evidence if construction damage occurs. The more thorough and detailed it is, the stronger your position in any negotiation, insurance claim, or legal proceeding.
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Related Resources
- Dilapidation Report Template — download the blank template and checklist to understand the structure before your surveyor visits.
- What Is a Dilapidation Report? — a comprehensive guide covering the basics, legislation, and inspection process in South Australia.
- Request a Quote— connect with a qualified building surveyor in Adelaide for your own professional dilapidation report.