Quantity Surveying & Property Reports
Independent, professionally prepared reports to support property decisions — from tax and insurance through to construction and capital gains.
Quantity Surveying Reports for Construction Projects
When funding a construction project, lenders and financiers often require an independent assessment to confirm that costs are accurate, funds are being used correctly, and the project remains financially viable. Our professional bank reports provide clear, reliable documentation that supports funding approvals and protects all parties involved.
What we deliver:
We prepare detailed construction reports for clients across Melbourne and throughout Australia, assisting owner-builders, borrowers, brokers, and lenders with compliant, easy-to-understand assessments.
Initial Reports (for loan approval / first drawdown)
Progress Reports (for staged progress claims / variations)
Cost Estimates (pre construction / feasibility)
Cost Checks (sanity-check against budget/contract)
Cost Base Reports (establishes the ‘cost base’ of a property used in capital gains tax calculation)
Why choose us for bank reports?
Independent & lender-friendly: Our reports are clear, unbiased and align with common lender requirements for staged drawdowns.
Australia wide: Residential and commercial experience across all Australian metro cities and surrounds.
Fast turnaround: Progress reports typically 2–3 business days from receipt of documents/site access.
Clear communication: We coordinate with owners, builders and brokers to keep funds flowing on time.
Risk-aware: We flag budget pressures early (scope gaps, escalation, provisional sums, PC items).
Tax-aware: Where appropriate, we identify items useful for future depreciation (if converted to investment later).
What We Offer
Quantity Surveying Initial Report
Best for: Borrowers who have loan approval/close to subject to an independent QS report and project readiness confirmation.
What we do:
Validate contract value vs. scope and market reasonableness.
Confirm percentage of works completed to date (if any), materials on site, and site readiness.
Verify insurances, permits, and builder licensing are in place.
Provide recommended drawdown schedule and cashflow forecast aligned to lender stages.
Identify risks: site conditions, PS/PC exposure, escalation, provisional / exclusions.
Deliverable: Lender formatted initial report with stage values, risk commentary, and required conditions (if any).
Quantity Surveying Progress Report
Progress reports are prepared during construction to verify the percentage of work completed at each stage. Lenders rely on these reports before releasing progress payments.
Best for: Ongoing construction where the bank requires independent verification prior to releasing each progress payment.
What we do at each claim:
Site inspection to assess percentage completion by stage and trade.
Confirm variations, extensions of time and revised contract sums (where applicable).
Reconcile previous payments and verify the current claimable amount.
Assess installed works and verify the value of completed works to date (including materials where applicable).
Update forecast to complete and contingency/risk outlook.
Deliverable: Lender ready progress claim report with recommended payment amount and stage completion percentage.
Turnaround: Typically 48–72 hours after inspection.
Construction Cost Estimate
A cost estimate provides an independent assessment of the expected construction cost based on plans, specifications, and site conditions. These reports are typically required before loan approval and help lenders confirm the proposed build cost is realistic.
Best for: Owner builders or clients still finalising design who need a QS estimate to support finance or value engineering.
What we do:
Elemental or trade breakdown estimate from drawings, finishes schedules, and site info.
Includes preliminaries, builder’s margin, escalation assumptions, and contingency guidance.
Optional stage breakdown to align with lender drawdown milestones (Base/Frame/Lock up/Fix/Practical Completion).
Deliverable: Detailed cost plan (elemental or trade format), assumptions register, and cashflow projection.
Construction Cost Check Reports
A cost check reviews a builder’s contract price or construction budget to confirm it aligns with market rates and industry benchmarks. This gives both lenders and clients confidence that costs are reasonable before construction begins.
Best for: Owner builders and borrowers pre-approval or pre-drawdown who need confidence that the build budget is realistic.
What we do:
Review building contract, specifications, drawings and allowances (PS/PC sums).
Benchmark against current market rates and similar projects.
Identify scope gaps, risk allowances, and escalation considerations.
Provide a concise variance summary vs. your stated budget/contract value.
Deliverable: 8–12 page report with estimated cost table, contingency recommendation, timing, and recommendations.
Cost Base Reports (Capital Gains Tax)
Independent Quantity Surveyor reports to help establish the cost base of a property for capital gains tax calculations, particularly where records are incomplete or unavailable.
Best for: Property investors preparing to sell, long‑term owners who have completed renovations or improvements, inherited properties, and accountants requiring QS‑supported construction cost data.
What we do:
Review available plans, records, and property history.
Identify and estimate eligible construction and capital improvement costs.
Assess renovation works and structural additions over time.
Apply ATO‑recognised methodologies where original costs are unknown.
Clearly document assumptions and methodologies used.
Deliverable: A professionally prepared Cost Base Report suitable for use by your accountant, with a clear breakdown of identified construction and improvement costs. Supporting commentary and assumptions for audit confidence that is in a structured, easy‑to‑use format aligned with CGT calculations.
Replacement Cost Insurance Report
Independent Quantity Surveyor reports to determine the accurate replacement cost of your property for insurance purposes, helping ensure you are adequately covered in the event of damage or total loss.
Best for: Homeowners seeking accurate insurance coverage, property investors reviewing or updating policies, strata and commercial property owners, brokers and advisors assisting clients with insurance valuations.
What we do:
Assess current construction costs based on property type, size, and location.
Estimate the full rebuild cost, including labour and materials.
Allow for demolition, site clearance, and professional fees.
Consider compliance with current building regulations and standards.
Apply industry-recognised costing methodologies and benchmarks.
Deliverable: A professionally prepared Replacement Cost Insurance Report with a clear estimate of the property’s total rebuild value, supporting assumptions and cost breakdowns, insurance-ready documentation to assist with policy selection and renewal.
“Excellent service. Very prompt and efficient. Attention to detail was great and very happy with the report they provided for our Owners Corporation. I have no hesitation in recommending Mintax Quantity Surveyors.”
– Carol
Frequently Asked Questions
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Yes. We tailor our approach to the procurement model — owner builder, fixed price contract, construction management or cost plus.
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We can proceed with a cost estimate using available information and clear assumptions. As documentation advances, we can update the estimate or convert to an initial report.
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We prioritise live builds. In metro Melbourne, we can usually inspect within 1–2 business days and issue the report within 48–72 hours.
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Yes — but always confirm with your bank first. Our QS reports are independent and lender friendly. If your bank has a specific template, we’ll follow it.
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We provide a clear percent complete rationale and are happy to discuss our assessment with your builder and lender to resolve differences.
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Absolutely. We capture approved variations, reconcile contract sum changes and update remaining cost to complete and risk allowances.
Get In Touch
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