If you sit on a body corporate committee, or you’re a lot owner in a complex where a construction notice has just landed in the letterbox, there’s a question worth asking before the excavators arrive: who is going to prove what condition our common property was in beforehand?
It’s a question a lot of committees don’t think about until it’s too late. A neighbouring development starts piling or excavating, cracks start showing up in the shared driveway or the boundary fence six weeks later, and suddenly nobody can say for certain whether that damage is new or whether it was always there. Without a baseline record, the body corporate has very little to stand on.
This is exactly the gap a dilapidation inspection is designed to close, and it’s one of the areas we get asked about most often by strata and community title schemes across Brisbane, the Sunshine Coast, and Gympie.
What a Dilapidation Inspection Actually Covers in a Body Corporate Setting
A dilapidation inspection is a documented record of the existing condition of a property, taken before nearby construction, excavation, demolition or civil works begin. For a standalone home this usually means the house itself. For a body corporate, the scope is broader, because there’s more at stake than one dwelling.
In a complex or scheme, a dilapidation inspection will typically look at:
- Shared boundary walls and fencing
- Common driveways, car parks and paved areas
- Retaining walls, especially those close to the construction boundary
- Pool areas and surrounds where present
- Stairwells, walkways and other shared structural elements
- Individual lots closest to the work site, where owners agree to include them
Each of these is photographed and documented in detail, with particular attention paid to existing cracking, movement, settling, and any pre-existing defects. The report becomes a time-stamped record of “this is what it looked like on this date,” which is the whole point.
Why This Matters More for Shared Property Than a Single House
When a single homeowner deals with a dilapidation issue, the conversation is relatively simple. It’s their property, their claim, and their negotiation with the developer or builder next door.
A body corporate is a different situation entirely. Damage to a shared wall or common driveway affects every lot owner in the scheme, not just one household. If cracking appears in a retaining wall along the boundary, committees can be left arguing internally about whether it’s pre-existing wear and tear, storm damage, or something caused by the construction next door, all while trying to also negotiate with the developer.
A dilapidation report removes a lot of that grey area. It gives the committee a single, independent, dated record that every owner can refer back to, and it puts the body corporate in a stronger position if repairs, negotiations, or insurance claims become necessary later.
There’s also a practical governance angle here. Committees have an obligation to act reasonably and act in the interests of all owners. Commissioning a dilapidation inspection before major works begin next door is a straightforward, low-cost way to demonstrate the committee has taken reasonable steps to protect the scheme’s assets.
Common Property Damage Isn’t Always Obvious Straight Away
One thing we see often is that damage from nearby construction doesn’t always show up immediately. Vibration from piling or heavy machinery, changes in groundwater levels from excavation, and soil movement can all cause gradual cracking or settlement that takes weeks or months to become visible.
By the time it’s noticeable, it’s usually much harder to prove it wasn’t there before, or to pin down exactly when it started. This is why the timing of a dilapidation inspection matters. It needs to happen before the work starts, not after someone notices a hairline crack in the car park.
How the Process Works for a Body Corporate
For committees and owners we work with, the process is generally straightforward:
- Get in touch as soon as you receive a construction notice. The earlier we can get onsite relative to when work is due to start, the better the record holds up.
- We walk the common property with the committee or building manager, identifying the areas most likely to be affected based on proximity to the work site.
- A full photographic and written record is compiled, covering visible cracking, movement, drainage issues, and general condition of shared structures.
- A comprehensive report is provided, giving the body corporate a clear, dated reference point that can be used if disputes or claims arise once construction is underway.
It’s worth noting a dilapidation inspection isn’t about finding fault or assuming the worst about the neighbouring project. Most developments proceed without causing any damage at all. It’s simply a sensible precaution, in the same way a body corporate might document the condition of a shared roof before a storm season, or record the state of a car park before major roadworks nearby.
Who Should Be Raising This with the Committee
If you’re on a body corporate committee and you’re aware of upcoming development near your scheme, this is worth raising at the next committee meeting rather than waiting. Building managers are often the first to hear about nearby construction notices and are well placed to flag it early.
Individual lot owners can also raise it. If your unit backs directly onto a development site, it’s reasonable to ask the committee whether a dilapidation inspection has been arranged for the common property, and whether your own lot should be included in the scope.
A Natural Extension of the Building and Pest Work We Already Do
Many of the body corporate schemes we work with first came to us for a building and pest inspection when a lot within the complex was being bought or sold. Dilapidation inspections sit alongside that work naturally, because both are about having an accurate, independent picture of a property’s condition at a specific point in time, whether that’s before settlement or before a construction project starts next door.
If your scheme includes commercial or mixed-use lots, it’s also worth looking at our commercial inspection services, since larger developments nearby often affect commercial common property in the same way they do residential.
Get in Touch Before Work Starts Next Door
If your body corporate has received a construction notice, or you know a development is planned near your complex, it’s worth arranging a dilapidation inspection before the first machinery arrives on site. Our team covers Brisbane, the Sunshine Coast, Gympie and the Gold Coast, and reports are typically turned around within 24 hours.
Get in touch with us on 1300 246 367, or request a quote online and we’ll talk through what’s involved for your scheme.
