Health and Safety Dilapidations Reports: What They Cover and When You Need One

A health and safety dilapidations report is a documented assessment of the external fabric and condition of a commercial building, produced by a specialist contractor following a physical inspection at height. It records defects, deterioration, and safety risks observed across the building envelope, including glazing, cladding, sealant joints, fixings, drainage, and other facade components. Building owners, managing agents, and facilities managers use these reports at lease events, ahead of property transactions, as part of planned maintenance programmes, and to support health and safety compliance.

What Is a Health and Safety Dilapidations Report?

A health and safety dilapidations report is a formal written record of the condition of a commercial building’s external envelope, based on a physical inspection carried out by a qualified specialist. It identifies defects that represent a safety risk or a maintenance liability, documents their location and severity, and provides a basis for prioritising and planning remedial works.

The term ‘dilapidations’ in a commercial property context refers to the state of disrepair or deterioration of a building. A health and safety dilapidations report focuses specifically on defects that have a safety dimension, whether because they create a risk of glass or cladding falling, because they allow water ingress that could damage the building structure, or because they represent a condition that the building owner has a legal or contractual duty to address.

What Does a Dilapidations Report Cover?

The scope of a dilapidations inspection depends on the building type, its age, and the systems used in its construction. A comprehensive health and safety dilapidations report for a commercial building will typically cover the following elements:

Glazing Condition

All glazing units on the external facade are inspected for cracking, breakage, sealed unit failure, edge damage, and signs of structural glazing adhesive or fixing deterioration. High level glass replacement requirements identified during the inspection are recorded with location references and a severity assessment.

Cladding Panels and Fixings

Cladding panels are inspected for impact damage, corrosion, delamination, and movement. Fixings and support rails are assessed for signs of failure or fatigue. Any panels or fixings that are loose, cracked, or showing signs of imminent failure are flagged as priority items.

Mastic and Sealant Joints

Sealant joints between glazing units, cladding panels, and framing are inspected for cracking, delamination, loss of adhesion, and deterioration. Failed or failing sealant is a common cause of water ingress. Mastic and sealant repair recommendations arising from the inspection are included in the report with reference to their location and priority.

Drainage and Waterproofing Details

Gutters, downpipes, and drainage outlets at height are inspected for blockage, corrosion, and failure. Flat roof edges, copings, and flashings are assessed for condition and weathertightness. Poor drainage at height can cause water to back up and penetrate the building envelope at joints or through failed seals.

Structural Glazing and Canopy Systems

Where the building includes structural glazing, atrium roofs, or glass canopy systems, these are inspected for signs of adhesive failure, fixing deterioration, and glass damage. These systems require specialist assessment because failure can have immediate safety consequences for people below.

Anchor Points and Eyebolts

Where permanent anchor points or eyebolts are installed on the building, their condition and certification status is noted. Eyebolt installation and testing requirements identified during the survey can be included in the remedial works schedule arising from the report.

Building Envelope General Condition

The wider building envelope condition is assessed, including any elements that fall outside the categories above but represent a maintenance liability or safety risk. This provides a holistic picture of the external fabric of the building and supports prioritisation of the overall works programme.

When Do You Need a Health and Safety Dilapidations Report?

Dilapidations reports are called for in a number of circumstances. The most common triggers are:

• Lease expiry or renewal: commercial leases typically include repairing obligations, and a dilapidations survey establishes the extent of any works required at lease end or as a condition of renewal
• Pre-acquisition surveys: buyers and their advisers commission dilapidations inspections before completing a commercial property transaction to identify latent defects and maintenance liabilities
• Planned maintenance programming: building owners and managing agents use dilapidations reports as the starting point for a multi-year maintenance plan, establishing a baseline condition from which progress can be measured
• Insurance and liability requirements: some insurers or lenders require documented evidence of the building’s condition and any known defects as a condition of cover or finance
• Health and safety compliance: building owners have duties under health and safety legislation to ensure that the external fabric of their buildings does not create risks for occupants, visitors, or members of the public; a documented inspection provides evidence that these duties are being actively managed
• Following storm or impact events: after severe weather, a high-level inspection establishes the extent of any damage and informs the scope of remedial works required

How Is a Dilapidations Inspection Carried Out via Rope Access?

For buildings where the defects to be assessed are at height, a rope access inspection is the most practical approach in the majority of cases. A rope access dilapidations survey is conducted by an IRATA-qualified team under the supervision of an IRATA Level 3 supervisor, using ropes rigged from anchor points on or above the roof line to access all areas of the building facade.

The process follows these steps:

• Initial scope agreement: the client and contractor agree the areas to be inspected and the format and content of the report to be produced
• Site survey and rig design: the Level 3 supervisor visits the site to assess access configuration, identify anchor points, and design the inspection rig
• Risk assessment and method statement: a detailed RAMS document is prepared covering all aspects of the inspection work and any site-specific hazards
• Inspection: the rope access team carries out the physical inspection, recording observations, photographs, and measurements for all elements within the agreed scope
• Report production: a written report is produced setting out all defects observed, their location and severity, and recommendations for remedial works prioritised by urgency

What Does a Dilapidations Report Typically Look Like?

A well-structured health and safety dilapidations report will include the following components:

Who Should Carry Out a Health and Safety Dilapidations Survey?

A dilapidations inspection on a commercial building with high-level facade elements should be carried out by a contractor with both the technical rope access capability to access all areas of the building and the specialist knowledge to assess the condition of commercial glazing, cladding, and envelope systems accurately.

Relevant accreditations to look for include IRATA membership, ISO 9001:2015 certification, CHAS Elite accreditation, and SafeContractor approval. GLRE holds all of these accreditations and has nearly 30 years of experience inspecting and maintaining the external fabric of commercial buildings across the UK.

GLRE has carried out inspection and maintenance work for clients including the NHS, CBRE, Kier, Morgan Sindall, National Grid, Network Rail, and Willmott Dixon, and has experience of buildings including hospitals, airports, shopping centres, and major office developments. Further information on GLRE’s inspection and reporting service is available on the health and safety dilapidations reports page.

How Do I Arrange a Dilapidations Survey for My Building?

GLRE offers free site surveys for commercial properties across the UK. To discuss a health and safety dilapidations inspection or to arrange a survey, visit the GLRE contact page or call the Manchester office on 0161 850 0605.

To arrange a health and safety dilapidations survey or discuss the condition of your building’s external envelope, contact the GLRE team today for a free site survey.