TL;DR: The best software for dilapidation reports depends on what you capture. Form apps such as Dashpivot and Mitti (formerly SafetyCulture) suit photo-and-checklist inspections. Birdi (birdi.io) suits teams recording neighbors from drone maps, 360 photos and ground photos on one map. OpenSpace, DroneDeploy and Matterport suit teams already capturing 360 or 3D.
Key takeaways
- The record is only as good as its date and location. A dilapidation report is evidence, so every photo needs to show when and where it was taken.
- Both markets require a before and an after. NSW's standard consent conditions call for a report before any site work and a post-construction report that compares the two.
- US agencies set the bar high. According to Texas DOT's 2024 specification, contractors need a pre-construction survey of everything within 150 feet of excavation, at least 60 days before digging starts.
- Drones cover what the ground cannot. Roofs, upper facades and neighboring yards are hard to see from the street, but a drone cannot record interiors.
- Contractors increasingly have the drone. According to Associated Builders and Contractors, 36.1% of its contractor members already fly drones on jobsites.
What is a dilapidation report, and what makes one hold up?
A dilapidation report records the condition of neighboring properties and public assets before excavation, demolition or construction starts, so that a later damage claim can be tested against it. In the US it is usually called a pre-construction condition survey. It holds up when it is dated, located, complete and hard to dispute.
The requirement often comes from the approval itself. In New South Wales, the planning department's standard residential consent conditions say that before any site work commences, "a dilapidation report must be prepared by a suitably qualified engineer detailing the structural condition of adjoining buildings, structures or works and public land." The stated reason is to document those properties "for comparison as site work progresses and is completed."
The same conditions also require a post-construction report. It compares the two reports and states whether any structural damage to adjoining buildings resulted from the approved work. Copies go to council and to the neighboring owners. So the software has to produce two records months apart that can be set side by side.
How do US agencies define a pre-construction survey?
US requirements are often set by the agency running the work. The Texas Department of Transportation's Special Specification 5093 (2024) is a useful example. It requires a pre-construction survey of all buildings, roads, storm drains and utilities within 150 feet of excavation, submitted at least 60 days before excavation begins. It asks for dated video and photos of every room, crack lengths and widths, and full high-definition video that is not spliced or edited. The post-construction survey follows 1 to 3 months after completion, to the same standard.
What should dilapidation report software do?
Dilapidation report software should capture evidence that shows clearly when and where it was taken, let the inspector mark and describe each defect, produce a report the neighbor, insurer or council can read, and keep the "before" ready to compare with the "after." Capture type matters too: photos, video, 360, drone or 3D scans.
In practice, five capabilities separate a useful tool from a folder of photos:
- Dated capture. Each photo or video carries its date, ideally set by the device, not typed.
- Location. Each item shows where it was taken, on a map, a plan or a 3D model.
- Annotation. Defects are marked, tagged and described where they appear.
- The report. A PDF someone outside the project can read, with the evidence inside it.
- Before and after. The later survey can be set against the earlier one, item by item.
No single tool is best at all five for every site. Form apps are strongest on the inspection checklist and signatures. Map-based tools are strongest on location and wide-area coverage. 3D and 360 tools are strongest on interiors.
The best software for dilapidation reports in 2026
Six tools are worth considering, and each suits a different way of capturing the evidence. Birdi suits drone, 360 and photo records on one map. Dashpivot and Mitti suit form-based inspections. OpenSpace, DroneDeploy and Matterport suit teams already capturing 360 walkthroughs, drone maps or 3D scans. The order is not a ranking.
Every entry carries the same fields, including how evidence is dated and located, access for people outside the paid team, and data types in one view.
1. Birdi
Best for: construction teams recording neighboring properties and public assets from the air and the ground, who want drone maps, 360 photos, ground photos and video on one map.
Typical customer size / segment: construction and mining firms of roughly 30 to 500 staff, on the Growth and Ultimate plans.
Key strengths:
- Drone photos, 360 photos, panoramas, video and georeferenced ground photos appear on the map where they were taken, with comments and tags on each one.
- Sites keep every capture of one location together, so the "before" and each later survey sit in the same place, and the Timeline filters the map by capture date.
- Two branded PDF reports on Growth and Ultimate: a media report of tagged photos, and an annotation report with a map snapshot, capture dates and each marked defect. The Birdi reporting page shows both.
How evidence is dated and located: by capture date and position on the map. Split Screen sets two drone maps of the same site side by side with a slider.
Access for people outside the paid team: guests view and download without using a seat (20 on Plus, 50 on Growth), and public map links need no login.
Data types in one view: drone maps, point clouds, 360 photos, ground photos, video, design files and PDFs.
Processing: cloud processing for drone imagery.
Watch-outs: it is not for a sole inspector shopping mainly on price, and it does not supply existing aerial imagery of a site. The team captures, or books capture.
Pricing: Growth $287 a month billed annually (5 users, 50 guest seats); Ultimate by quote. Checked September 28, 2026.
2. Dashpivot (Sitemate)
Best for: contractors that want dilapidation reports as one of many site forms, filled in on a phone or tablet.
Typical customer size / segment: construction contractors and civil firms, sold per user with an enterprise option.
Key strengths:
- A dilapidation report template with unlimited photos and videos, capturing "the time, date, location and photo descriptions."
- Company-branded PDFs, sent from the mobile app or downloaded.
- A register of every report, filterable later, as part of a wider safety and quality platform.
How evidence is dated and located: photos carry automatic timestamps and geotags, with photo markup.
Access for people outside the paid team: PDFs sent to anyone; free and visitor users on its plans.
Data types in one view: form fields, photos and video. Drone maps and 360 are not part of the dilapidation template.
Processing: none; it is a forms platform.
Watch-outs: it records defects as a list of photos and fields, not on a map or model of the site.
Pricing: Capterra lists Standard at $32 and Pro at $54 a user a month, with a free version. Sitemate's own pricing page could not be read. Checked September 28, 2026.
3. Mitti (formerly SafetyCulture)
Best for: site managers and building consultants who want a ready-made dilapidation checklist and a free way to start.
Typical customer size / segment: frontline teams of every size. SafetyCulture renamed itself Mitti in August 2026, and existing accounts moved over automatically.
Key strengths:
- A public library of dilapidation report templates for construction sites and property surveys.
- Records site details, defect numbers and locations, photo and video evidence, notes and digital signatures.
- Exports professional PDF reports "to share with clients, councils, and contractors."
How evidence is dated and located: timestamped photos in the checklist, with defect locations written into the form.
Access for people outside the paid team: PDF reports shared with anyone.
Data types in one view: checklist answers, photos, video and signatures.
Processing: none; it is an inspection platform.
Watch-outs: the templates do not describe a before-and-after comparison, so matching the post-construction record to the first one is manual.
Pricing: free for up to 10 team members and 5 active templates; Premium $24 a seat a month billed annually, or $29 monthly. Checked September 28, 2026.
4. OpenSpace
Best for: builders who already walk their sites with a 360 camera and want the pre-work condition captured the same way.
Typical customer size / segment: general contractors and owners, priced by annual construction volume.
Key strengths:
- 360 walkthroughs with a helmet-mounted camera, mapped automatically to the drawings.
- Sequenced captures by date, which its G2 reviewers praise for progress reports.
- OpenSpace Air turns drone photos into orthomosaics and 3D models, included with a Capture subscription.
How evidence is dated and located: each walk is dated and pinned to the floor plan.
Access for people outside the paid team: its pricing page does not say how outside parties are given access.
Data types in one view: 360 walkthroughs, drone maps, and phone and laser scans.
Processing: cloud.
Watch-outs: it is built for interior walkthroughs on your own project. Neighboring properties usually mean exteriors, from the street or the air. Six of its 12 most recent App Store reviews report recording or upload failures.
Pricing: by quote, based on annual construction volume. Checked September 24, 2026.
5. DroneDeploy
Best for: construction teams that want drone maps and ground 360 walks of the site and its surroundings in one platform.
Typical customer size / segment: from single pilots to large general contractors.
Key strengths:
- Aerial maps, 3D models, panoramas and video of the site and its neighbors, by date.
- Ground 360 walks with floor plan overlays.
- Integrations with Procore, Autodesk Build and SharePoint, where the report may need to live.
How evidence is dated and located: each map is a dated capture; 360 walks sit on floor plans.
Access for people outside the paid team: view-only links to one map date on every paid plan. Unpaid project invitees need an Enterprise organization.
Data types in one view: maps, 3D models, panoramas, video, 360 walks, and BIM and floor plan overlays.
Processing: cloud.
Watch-outs: team plans are quoted, and a neighbor or insurer without a paid seat sees one map date at a time.
Pricing: team plans by quote. The one-user Flight & Analysis plan is $4,188 a year, checked September 21, 2026.
6. Matterport
Best for: building consultants who need a walkable 3D record of interiors, with measurements.
Typical customer size / segment: from individuals on its free plan to enterprises, priced by the number of active spaces.
Key strengths:
- A 3D digital twin of each space, with measurements taken in the model.
- Tags that give "visual context in the exact location of any issues flagged" during a condition survey.
- Models shared with clients alongside the written survey report.
How evidence is dated and located: each defect is tagged in place inside the 3D model.
Access for people outside the paid team: shared links to the digital twin.
Data types in one view: 3D models, 360 imagery, measurements and tags.
Processing: cloud.
Watch-outs: it scans interiors and spaces one at a time, so roofs, yards and streetscapes need another tool. Plans are limited by active spaces.
Pricing: free for 1 active space and 2 users; Starter (5 to 20 spaces), Professional and Business plans with up to 16% off annual billing. Prices are shown after choosing a plan. Checked September 28, 2026.
Do you need drone capture for a dilapidation survey?
You need drone capture when the neighbors' roofs, upper walls, yards or large public assets cannot be seen properly from the ground. A drone records them in one flight, with a date and a location. It does not replace an interior inspection, which still needs photos, video, 360 or 3D scans inside each building.
Texas DOT's specification shows why both matter. According to Specification 5093, the survey needs video of every room, with crack lengths and widths, and a separate video record of roads, storm drains and utilities from multiple angles. A drone covers the second list well and the first not at all. Likewise, NSW's conditions allow a report based on "what can be observed externally" when a neighbor refuses access, which is often where aerial coverage helps most.
Many contractors already have the capability. According to the Associated Builders and Contractors 2026 Drone Usage Report, 36.1% of its contractor members fly drones on jobsites, most often for progress monitoring. The same flight that records progress can record the street before excavation starts. For more on how the site record builds up over time, see our guide to choosing construction progress software.
How does the before-and-after comparison work in practice?
It works best when the "after" is captured the same way as the "before." Fly the same area at the same height, photograph the same elevations, and walk the same rooms. Then compare item by item, rather than trusting a general impression.
In Birdi, for example, both drone surveys sit in the same Site, Split Screen sets the two maps side by side, and each photo stays pinned where it was taken. A person still decides whether a crack is new: nothing in Birdi assesses condition automatically. The annotation report then records what was found, with the capture dates of the data behind it. For a walkthrough, see our annotation report guide.
Frequently asked questions
What should a dilapidation report include?
A dilapidation report should include the date of the survey, the address of each property, dated and located photos or video of every structure, the size and position of existing cracks and defects, and any areas that could not be accessed. NSW requires it to be prepared by a suitably qualified engineer before any site work.
Who pays for a dilapidation report?
Usually the party doing the work. Where a development consent or contract requires one, the developer or contractor commissions and pays for the pre-construction and post-construction reports, and gives copies to neighboring owners and council. A neighbor can commission their own, but it is not required of them.
Can drones be used for dilapidation surveys?
Yes. Drones record roofs, upper facades, yards and streets that are hard to see from the ground, with a date and location on every image. They do not replace interior inspection, which still needs photos, video or 3D scans inside each building. Many teams combine a drone flight with ground and 360 photos.
What is a pre-construction condition survey in the US?
A pre-construction condition survey is the US term for a dilapidation report. It records the condition of neighboring buildings, roads and utilities before construction starts. Texas DOT, for example, requires one for everything within 150 feet of excavation, at least 60 days before digging begins, and a matching survey afterward.
How long should dilapidation records be kept?
Keep them at least until any claim period for the work has passed, and follow your contract and local limitation rules. Texas DOT, for example, expects post-construction surveys 1 to 3 months after completion and re-surveys whenever an owner claims damage. Store the originals unedited, with their dates and locations intact.
About the author
This guide was written by the Birdi team. Birdi (birdi.io) is a geospatial AI workspace that construction and mining teams use to share drone, 360 and design data in one map. We checked every product fact against the vendor's own site or documentation on September 21, 24 and 28, 2026. Each source is listed below.
Related reading
- Drone and 360 platforms: the platforms that show every kind of site capture in one place.
- Drone progress reports: how to turn drone surveys into construction progress reports.
- Sharing drone maps internally: the software for sharing site data inside an organization.
- Birdi for construction: how construction teams use one map for site data.
Sources
Government and industry
- NSW Department of Planning and Environment. "Standard conditions of consent: Residential" (dilapidation report and post-construction dilapidation report conditions). March 2023. https://www.planning.nsw.gov.au/sites/default/files/2023-03/standard-conditions-of-consent-residential.pdf
- Texas Department of Transportation. "Special Specification 5093: Property Condition Survey." 2024 Specifications. https://ftp.dot.state.tx.us/pub/txdot-info/cmd/cserve/specs/2024/spec/ss5093.pdf
- Associated Builders and Contractors. "ABC Report: 36% of Contractor Members Utilize Drones on Jobsites." 2026. https://www.abc.org/News-Media/News-Releases/abc-report-36-of-contractor-members-utilize-drones-on-jobsites
Tools
- Sitemate Help Center. "Dilapidation Report" (July 30, 2024); Capterra, "Dashpivot Pricing." Checked September 28, 2026. https://help.sitemate.com/en/articles/3199764-dilapidation-report · https://www.capterra.com/p/178010/Dashpivot/pricing/
- Mitti (by SafetyCulture). "Dilapidation Report Checklist Template" and "Pricing"; "SafetyCulture becomes Mitti" (August 2026). Checked September 28, 2026. https://mitti.com/library/construction/dilapidation-report-oksasmfhbd0oimgt · https://mitti.com/pricing/ · https://mitti.com/media-releases/safetyculture-becomes-mitti-unveiling-a-platform-built-for-the-future-of-frontline-work
- OpenSpace. "Pricing," "OpenSpace Air" and "OpenSpace vs DroneDeploy"; App Store reviews; G2 (search snippets). Checked September 24, 2026. https://www.openspace.ai/pricing · https://www.openspace.ai/products/air
- DroneDeploy. "Pricing"; Help Center "Data Sharing." Checked September 21, 2026. https://www.dronedeploy.com/pricing · https://help.dronedeploy.com/hc/en-us/articles/1500004862021
- Matterport. "Plans" and "Building Condition Surveys Explained." Checked September 28, 2026. https://matterport.com/plans · https://matterport.com/blog/building-condition-surveys
Birdi
- Birdi. "Pricing." Checked September 28, 2026. https://www.birdi.io/pricing
- Birdi Help Center. "What file types are supported in Birdi 2.0?" (July 21, 2026); "How to add comments and tags on your media"; "How to create a PDF report for your media"; "How to create an annotation report" (August 24, 2026); "How to use Sites"; "Timeline view"; "Split Screen view" (July 14, 2026); "How to update a user role and permissions." https://help.birdi.io/en/articles/10416278 · /10530466 · /12421777 · /15867195 · /16767430 · /12273497 · /12336059 · /11091551
