At a glance
- Required under the third-party property regulations (S.L. 623.06)
- Prepared by the developer's perit before excavation, demolition or building next to you
- Uploaded to the BCA at least 2 weeks before works and sent to you by registered letter
- You have 2 weeks to disagree; if you say nothing, it counts as accepted
- Your neighbours can't be forced to give access, but refusing has consequences
What a condition report is
Before excavation, demolition or construction works start next to third-party properties, the developer's perit must record the condition of the neighbouring buildings: existing cracks, damp, finishes and structural state, with photos. This is the condition report, required under the Avoidance of Damage to Third Party Property Regulations (S.L. 623.06).
It's the starting point for any later claim. If a crack was there before, it's in the report. If it appears during the works, the report helps show the works caused it.
The timeline
- The developer's perit inspects your property and prepares the report.
- The report is uploaded to the Building and Construction Authority (BCA) with the method statement, at least two weeks before works start.
- You get a copy by registered letter.
- You have two weeks to tell the BCA if you disagree. If you don't respond, it's taken as accepted.
- When the works finish, a final condition report records the state of your property again.
What to check
- Is every room, the roof, the façade and any basement or shared wall covered?
- Are the existing cracks you know about recorded, with photos?
- Does it say anything is "damaged" or "deteriorated" that isn't? That could be used against you later.
- Compare it with your own dated photos and videos. Take them now if you haven't.
If you disagree, respond in writing within the two weeks. You can ask your own perit to review it.
If they need access to your home
The perit needs to get inside to do a proper report. You can't be forced to give access, but if you refuse, it may be harder to prove later that damage was caused by the works. Agree a time and be there.
If damage happens
Report it to the BCA on 138 and to the site's 24-hour contact on the notice board. For works under BCA clearances from 1 November 2026, see the new BCA damage compensation service. Also see our guide to construction working hours.
How we help
When we run works next to neighbours, we make sure the condition reports are thorough and agreed before work starts. It protects our clients as much as the neighbours.
This guide is general information, not legal advice. For a dispute, speak to your own perit or lawyer.
Frequently asked questions
How long do I have to respond to a condition report in Malta?
Two weeks from receiving it. If you don't tell the BCA you disagree within that time, the report is taken as accepted.
Who prepares the condition report?
The developer's perit, before excavation, demolition or construction next to your property.
Do I have to let the perit into my home?
You can't be forced, but refusing may make it harder to prove later that the works caused any damage.
