Settlement is close, funds are arranged and the paperwork is nearly complete. Before the property becomes yours, a pre settlement inspection checklist gives you one final opportunity to confirm that the home is in the condition required by the contract.
This inspection is not a second round of negotiations or a substitute for building and pest reports. It is a practical handover check. The aim is to identify material changes, missing inclusions or unresolved repairs early enough for your conveyancer or solicitor to address them before settlement occurs.
What the final inspection is for
A pre-settlement inspection is usually completed in the days immediately before settlement, often 24 to 48 hours beforehand. Your contract may set out the inspection entitlement and timing, so check the special conditions and arrange access through the selling agent with sufficient notice.
The seller is generally required to hand over the property in the same condition as when contracts were exchanged, subject to fair wear and tear and any agreed conditions. If the contract required repairs, the inspection is your opportunity to see whether they have been completed to an acceptable standard. If fixtures, fittings or appliances were included in the sale, they should remain at the property and be operational where applicable.
The standard is not that the property must be flawless. A home that has been lived in may show ordinary signs of use. What matters is whether there has been damage, removal of agreed items, a failure to complete contractual work or a meaningful change in condition.
Your pre settlement inspection checklist
Take a copy of the contract, the inclusions list, any agreed repair correspondence and photographs from earlier inspections. Bring a mobile, torch and a notepad. Allow enough time to inspect without being rushed, particularly for a larger home, acreage, strata property or property with a pool.
Start with the contract and agreed inclusions
Begin by matching what you see to what was sold. Check fixed items such as light fittings, curtains and blinds, fixed floor coverings, built-in cabinetry, dishwasher, oven, rangehood, heating and cooling equipment, garage remotes, keys and mailbox keys. If the contract specifically includes items such as a shed, water tank, television bracket, alarm system or pool equipment, verify that they are present.
Pay close attention to anything that could be mistaken for a removable chattel. For example, a freestanding refrigerator may have been included only if it is listed in the contract. Do not assume an item stays simply because it was present at an open home.
Check agreed repairs and maintenance work
If the seller agreed to repair a leaking tap, replace damaged tiles, service an appliance or remedy another issue, inspect the work closely. A repair should address the agreed problem, not merely conceal it. Where appropriate, ask whether invoices, warranties or compliance documents are available.
There is a balance to strike. Minor workmanship concerns may not justify delaying settlement, while an unresolved electrical safety issue, substantial water leak or incomplete contractual repair may need prompt legal attention. Your conveyancer or solicitor can advise on the appropriate response under the contract.
Walk through every room methodically
Move through the home in a consistent order so nothing is missed. Open and close windows, doors, wardrobes and cupboards. Look for fresh damage to walls, floors, ceilings and joinery, particularly where furniture has been removed. Check that taps run, toilets flush and visible plumbing does not leak.
Test accessible lights, exhaust fans, power points where practical, smoke alarms and fixed appliances. Turn on the cooktop, oven, dishwasher and air conditioning if access and time permit. You are not conducting a technical assessment, but an appliance that no longer works or has been removed should be recorded.
Check for signs that utilities have been disconnected prematurely. Electricity, gas and water may remain connected until settlement, although arrangements vary. A lack of power can limit what you can test, so note this and notify your representative if it prevents a reasonable inspection.
Inspect outdoor areas and structures
Walk around the exterior, including balconies, courtyards, carports, garages, storage areas, sheds and bins. Confirm gates, garage doors and remote controls work. Look for damage caused during the move-out process, such as broken fencing, scraped flooring, damaged walls or rubbish left behind.
For properties with a pool or spa, check that required equipment remains and that safety barriers have not been altered. For rural or semi-rural properties, include pumps, tanks, irrigation controls, septic systems and outbuildings that form part of the sale. These assets can be material to the property’s use and value.
Confirm the property is vacant where required
If the contract provides for vacant possession, the seller should have removed their belongings and rubbish by settlement. A small amount of cleaning equipment or mail is different from furniture, stored goods or a garage full of unwanted items. Take photographs if the property has not been properly cleared.
If you are buying with an existing tenancy, the position differs. Confirm the tenant remains in occupation, review the lease details provided during due diligence and ensure keys, access devices, bond information and property management records will be transferred through the correct process. Do not expect vacant possession when the contract specifies a tenancy.
What to do if you find a problem
Document the issue immediately. Take clear photos or video, make a note of the room and time, and compare the condition with earlier photographs or the contract. Keep communication factual. Statements such as “the agreed dishwasher has been removed” or “the bathroom tap is still leaking despite the repair condition” are more useful than broad complaints.
Contact your conveyancer or solicitor as soon as possible, ideally while there is time before settlement. They can review the contract and advise whether the issue is minor, whether the seller should rectify it, or whether another arrangement should be negotiated. Your selling or buyer’s agent can assist with access and communication, but legal advice should come from your legal representative.
Avoid withholding settlement funds, arranging your own trades, or agreeing to informal promises without advice. The right course depends on the contract, the seriousness of the defect and the time available. In some cases, the matter can be resolved quickly through a written undertaking or an agreed adjustment. In others, settlement may need to be delayed. Neither outcome should be assumed without professional guidance.
Common oversights that create unnecessary stress
Buyers often focus on major items and overlook practical handover details. Count the keys, garage remotes, security fobs and alarm codes. Check that the hot water system is operating, that bins have not been left overflowing and that mail has not accumulated in a way that suggests access issues.
Also distinguish between a pre-existing issue and a new one. If a cracked tile, worn carpet or ageing air conditioner was evident before contracts were exchanged and was not subject to a repair condition, it will usually remain part of the property you agreed to buy. The final inspection protects the contractual position; it does not reopen the original purchase decision.
For strata apartments and townhouses, inspect the lot you are buying as well as any allocated car space, storage cage, courtyard or balcony. Common property maintenance is managed differently, but damage within your exclusive-use area or missing access devices should still be raised.
Plan the inspection for a calm settlement
Book the inspection early enough to act on any genuine concern. Attend in person where possible, and do not rely solely on memory from the first viewing. A careful, businesslike inspection protects both your immediate handover and your confidence in the transaction.
If a concern arises, address it promptly and keep the process anchored to the contract. Clear records, measured communication and timely professional advice give you the best chance of arriving at settlement with no avoidable surprises.