Pre-Settlement Inspection Checklist for Australian Property Buyers

Short answer

A pre-settlement inspection is the buyer's chance to check that the property is in the expected condition before settlement and that agreed inclusions remain.

Bring the contract, inclusion list, inspection photos and any written agreement about repairs. Check the property systematically, photograph problems and send concerns to the conveyancer or solicitor before settlement.

The inspection is not a second building and pest inspection. It is also not an automatic right to renegotiate the purchase because of ordinary wear, a defect that was already visible or an item the contract does not include.

Rules and remedies depend on the contract and jurisdiction. Consumer Affairs Victoria says buyers are entitled to inspect at a reasonable time during the week before settlement and that the property must be handed over in the same condition as when sold. Buyers elsewhere should ask their conveyancer what their contract allows.

When to arrange the inspection

Ask the selling agent and conveyancer about timing several days before settlement. A common practical window is close enough to settlement to identify new damage, but early enough to raise a problem before funds move.

Do not assume the Victorian one-week guidance applies unchanged to every contract in Australia. Contract terms, standard forms and remedies differ between states and territories.

If the property is occupied, confirm when it will be vacant and whether a second access check is needed. If settlement is delayed, ask whether another inspection should be arranged.

What to bring

• the signed contract and any annexures;
• the list of fixtures, fittings and chattels included in the sale;
• photos or video from the open home and building inspection;
• written promises about repairs, cleaning or rubbish removal;
• the building and pest report for reference, not reinspection;
• a phone with camera and notes;
• a small torch and phone charger; and
• another person if the contract and access arrangements allow it.

Keep the inspection focused. A room-by-room list is easier to defend than a general statement that the property “felt different”.

Room-by-room checklist

Only test items safely and with the agent's permission. Do not dismantle fittings, enter unsafe spaces or perform destructive testing.

Compare inclusions with the contract

Disputes often concern items that looked attached during an inspection but were not clearly included in the contract.

Check the contract treatment of items such as:

• dishwashers and freestanding appliances;
• curtains, blinds and removable light fittings;
• wall-mounted televisions and brackets;
• garden sheds, water tanks and outdoor furniture;
• pool equipment;
• security systems, cameras and smart-home devices;
• garage remotes and building access fobs; and
• solar equipment or batteries.

Do not rely only on advertising photos. The signed contract and later written variations matter.

Check agreed work

If the seller agreed in writing to complete work before settlement, inspect the result against the wording of that agreement.

Useful evidence can include:

• the relevant contract clause or written variation;
• invoices or licences where the agreement requires them;
• dated before-and-after photos; and
• confirmation that rubbish and work materials were removed.

An inspection usually cannot establish whether hidden work complies with building law or a technical standard. Ask the conveyancer whether specialist evidence is required.

What counts as a problem

Potential concerns include:

• significant new damage since the sale;
• a contracted inclusion that has been removed;
• agreed work that appears incomplete;
• substantial rubbish or belongings left despite a vacant-possession requirement;
• missing keys, remotes or access devices; or
• a service or appliance included in the contract that no longer operates.

The legal response is not automatic. A buyer may have no right to delay settlement or withhold an amount without following the contract and receiving legal advice.

Worked example

Assume a buyer inspected a townhouse when contracts were exchanged. The contract included the dishwasher, built-in microwave, two garage remotes and all window furnishings. The seller also agreed in writing to repair a cracked bedroom window before settlement.

At the final inspection, the buyer finds:

• the dishwasher remains;
• the microwave has been removed;
• only one garage remote is available; and
• the bedroom window is still cracked.

The useful response is to take clear photos, note the missing items and send the contract references to the conveyancer immediately. The buyer should not replace the microwave, threaten to withhold money or refuse settlement without advice. The conveyancer can check the contract and raise the issue through the correct channel.

What the inspection does not replace

The final inspection does not replace:

• a building and pest inspection;
• a strata report;
• a survey or boundary check;
• a compliance certificate;
• an electrical, plumbing or pool inspection;
• an insurance assessment; or
• legal advice about the contract.

Use the Building and Pest Inspection Checklist earlier in the purchase process. Use the Property Purchase Cost Calculator to estimate upfront costs, but remember it cannot assess a property's condition.

If you find a problem

1. Record the issue with dated photographs and concise notes.
2. Identify the relevant contract inclusion, condition or written agreement.
3. Tell the selling agent and your conveyancer or solicitor promptly.
4. Ask what the contract permits before agreeing to a remedy.
5. Keep written records of any proposal or undertaking.
6. Reinspect only if advised and access is arranged.

Do not assume an informal promise at the property will be enforceable or completed before settlement.

Final inspection quick list

• Property compared with sale-day photos
• Contract inclusions present
• Agreed repairs checked
• No obvious new damage
• Included appliances tested safely
• Taps, toilets, lights and doors checked
• Rubbish and seller belongings addressed
• Keys, remotes and access devices counted
• Problems photographed and written down
• Conveyancer contacted before settlement if needed

Read the Property Settlement Process guide for the wider timeline and the Conveyancing and Settlement guide for professional roles.

Sources

• Consumer Affairs Victoria: Property settlement for buyers, including pre-settlement inspection guidance. Checked 6 August 2026.
• Consumer Affairs Victoria: Property settlement for sellers, including the inspection window and same-condition statement. Updated 9 April 2026 and checked 6 August 2026.
• ASIC Moneysmart: Buying a house, general buying, finance and settlement preparation guidance. Updated 14 July 2026 and checked 6 August 2026.

General information disclaimer

This checklist provides general information only. It is not legal advice, a property inspection, a contract interpretation or a direction to delay settlement. Rights and remedies depend on the contract, property and jurisdiction. Ask a conveyancer or solicitor to review any concern before settlement.

Last updated: 6 August 2026.