Pre- vs post-construction dilapidation reports
Two inspections, one purpose: showing exactly what changed while the works were on.
A dilapidation report is really a pair of inspections. The first records the condition of neighbouring properties before works start. The second, after works finish, repeats the inspection and compares the two. Together they show what changed during construction, and what didn't.
Pre-construction report
Done before demolition, excavation or heavy machinery arrives. It's the baseline. The engineer inspects every room and elevation, measures every visible crack, photographs everything from recorded positions, and numbers each existing defect.
Timing matters. Too early and things can change before works start. Too late and the excavator is already on site. A week or two before the start date usually works well.
Post-construction report
Done when the works that could affect neighbours are finished, usually after excavation, structure and heavy landscaping, rather than after the final coat of paint. The engineer returns to the same properties and works through the original defect schedule item by item:
- Unchanged. The defect is the same length and width as before.
- Changed. The defect has grown, with new measurements and photos.
- New. Damage that wasn't in the original report, described and located.
That comparison is what makes the pair of reports useful evidence. A crack measured at 0.5 mm before and 0.5 mm after isn't construction damage. A new crack that appeared beside the excavation probably is, and the report says so plainly.
Why book both together
Quoting both inspections up front usually costs less than booking them separately. It also means the same engineer does both, with the same references and photo positions, and the owners already know who's coming back.
See what a dilapidation report includes, or request a quote for both inspections.
Common questions
Can a different engineer do the post-construction report?
It's possible, but comparison is cleaner when the same engineer does both, using the same defect references, photo positions and measuring method.
What if no one complains after the works finish?
Some builders skip the post-construction inspection when there are no concerns. Others do it anyway to close out the project, especially where a council condition or contract requires it.