Property Condition Reports
& Structural Inspections

A property condition report is a dated, photographed record of the overall condition of an existing home at the time of inspection. A building inspector walks through the accessible areas, notes visible defects and wear, and records structural observations such as cracking, movement, sagging or dampness, then delivers a written report with photos.

Our condition report covers both. It records the general condition of the property and includes structural observations on visible cracking, movement, sagging, uneven floors and dampness. It is a visual inspection by a building inspector, not an engineering assessment, and where a concern needs engineering input the report says so.

Home owners wanting a baseline record, landlords before a new lease, sellers who want to understand their home before listing, owners planning renovations, and anyone planning maintenance over the next few years. It also suits owners who have noticed cracks or movement and want an independent view on whether it needs further investigation.

No. If you are buying, book a pre-purchase inspection instead. It is written for the purchase decision and timed around your contract. A condition report is for a property you already own, lease out or manage.

A dilapidation report records the condition of a property before neighbouring construction, excavation or demolition starts, so any later damage can be compared against it. A condition report is not tied to nearby works. It records your home for your own purposes, such as leasing, renovating or maintenance planning.

A condition report looks at the whole property and flags concerns. A defect investigation focuses on one specific problem, such as a recurring leak or a crack that keeps opening, and works to establish its cause. If the condition report identifies a concern that needs a cause found, a defect investigation is the usual next step.

The inspector records the location, length and width of visible cracking, the pattern it follows and any signs of movement nearby, and gives an opinion on whether it looks like common minor cracking or something that needs further investigation. Where a structural engineer is the right next step, the report says so clearly.

No. Our inspectors are qualified, experienced building inspectors. The report is a visual building inspection with structural observations. It does not provide engineering design, calculations or certification. If your situation calls for an engineer, we will tell you.

Visible signs of structural concern in accessible areas: cracking in walls, ceilings and masonry, doors and windows that stick or have moved out of square, sagging roof lines or ceilings, uneven or springy floors, subfloor condition where accessible, and signs of dampness or water getting where it should not.

Yes. A condition report before renovations records existing cracks and wear before trades start, and highlights items that are sensible to address as part of the works, such as dampness or movement, rather than covering them over.

Yes. Landlords use a condition report as a photographed record of the property before a lease begins, alongside the ingoing condition report their agent prepares. It also flags maintenance items that are better handled before a tenant moves in.

It depends on the size of the property and the scope you need, for example whether you want a general building condition assessment or a closer focus on particular cracking or dampness. Request a quote and we will confirm it for your property.

Most homes take between one and three hours on site, depending on size, access and the number of concerns to record. The written report with photos is usually delivered within a few business days.

Inspectors use moisture meters, thermal imaging cameras, levels and measuring tools, and photograph everything they record. Thermal imaging helps show where moisture may be present behind surfaces, which is then checked with a moisture meter.

The report includes roof observations where the roof and roof space can be safely accessed. If your main concern is the roof itself, a dedicated roof inspection gives a closer look at coverings, flashings, gutters and drainage.

A condition report is not prepared for tribunal or court proceedings. If you are in, or heading towards, a building dispute, you need an expert witness report written to the relevant tribunal or court requirements.

Yes, and we encourage it. You can point out the areas that concern you and ask the inspector questions on site.

Yes. We prepare condition reports for detached houses, townhouses, units and older homes. For units, the report covers the lot and any common areas we are given access to.

Use the quote form on this page, or call us Monday to Friday, 9am to 5pm. Tell us about the property and any particular concerns so the inspector knows where to focus.